lucas county plan commission report june … · parcel under an r-a p.u.d. is 2.9 units per acre,...

LUCAS COUNTY

PLAN COMMISSION

REPORT

June 28, 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)

ERIC GROSSWILER CATHERINE G. HOOLAHAN JULIA BRYANT TINA SKELDON WOZNIAK (County Commissioner) PETER GERKEN

(County Commissioner) CAROL CONTRADA (County Commissioner)

KEITH G. EARLEY MICHAEL W. DUCEY KEN FALLOWS MEGAN MALCZEWSKI JULIA BRYANT

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 (9 a.m.)***

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 ***The April 13th City Plan Commission Meeting time has been changed to 9 a.m.

LC/lc: 9/22/16

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

June 28, 2017 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-9-17: Final Plat of Centennial Crossings Plat Four, located east of

Centennial Road, south of Sylvania-Metamora Road. Sylvania Township (14 lots) (bh).

ITEM NO.

ZONE CHANGE – MONCLOVA TOWNSHP

1. Z17-C355: Zone Change from A/R to R-A PUD, located north of

Monclova Road and east of Coder Road (bh)

SUBDIVISION – MONCLOVA TOWNSHIP 2. S-7-17: Preliminary Drawing of Williams Way, located north of

Monclova Road and east of Coder Road (bh) ZONE CHANGE – SYLVANIA TOWNSHP

3. Z20-C993: Text amendment regarding modifications to Section 2206

“Architectural Projections” (bh)

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4. Z20-C994: Text amendment regarding modifications to Articles 16 & 17 for “Day Care Facilities” and “Kennels” (bh)

5. Z20-C991: Zone change from A-4 to R-3 at 2903 Wilford Drive (bh) 6. Z20-C992: Zone change from A-4 to R-3 at 2854 N. McCord Road

(bh) SUBDIVISION – SYLVANIA TOWNSHIP

7. S-8-17: Preliminary Drawing review of Adirondack Village Villas, located east of McCord Road and north of Carrietown Lane

CHAIRMAN’S REPORT

DIRECTOR’S REPORT

ADJOURNMENT

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REF: Z17-C355 DATE: June 28, 2017

GENERAL INFORMATION

Subject

Request - Zone Change from A/R Agricultural/Residential to R-A PUD Suburban Residential

Location - 7228 Monclova Road Owner - Martha L. Strayer 7401 Coder Road Maumee, OH 43537 Developer - Jim Moline Moline Builders, Inc 5383 Coldstream Road Toledo, OH 43623 Engineer - Don Feller Feller, Finch & Associates, Inc. 1683 Woodland Drive Maumee, OH 43537

Site Description

Zoning - A/R Agricultural/Residential Area - ± 17.36 Acres Frontage - ± 449 Feet along Monclova Road Existing Use - Agricultural

Area Description North - Single Family Residential / A/R Agricultural /

Residential South - Attached Two-Family Villas / R-A PUD Suburban

Residential East - Single Family Residential / A/R Agricultural /

Residential & R-A Suburban Residential West - Single Family Residential & Agriculture / A/R

Agricultural/Residential

REF: Z17-C355. . . June 28, 2017

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GENERAL INFORMATION (cont’d)

Parcel History

S-7-17 - Preliminary Drawing of Williams Way (Companion

Case) Z17-C314 - Special Use Permit for a Church and School (PC

Recommended Disapproval 6/27/07, Trustees Disapproved 8/30/07)

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 A/R Agricultural/Residential to R-A PUD Suburban Residential for the 17.36-Acre property located at 7228 Monclova Road. The applicant is requesting the PUD in order to construct a thirty-nine (39) unit residential subdivision. The surrounding land uses include single family residential to the north and east, single family residential and agriculture uses to the west, and attached two-family villas to the south. A companion Preliminary Drawing accompanies this case. PROPOSED LAYOUT & DENSITY

The applicants proposed plan indicated that a public roadway would be dedicated from Monclova Road that will terminate at a cul-de-sac to the north. The applicant has accounted for stub streets to both the east and west. The stub street to the east will connect to Evergreen Abbey, a ninety (90) unit planned single-family residential subdivision that is currently constructing phase (plat) 1 of a proposed three (3) phase platted development on approximately forty-five (45) acre site.

Pursuant to the Monclova Township Zoning Resolution, PUDs require no minimum lot size, lot-width, building or structure setbacks. However, in accordance with the Monclova Township Zoning Resolution Sec. 11.5(B)(1), the maximum number of units permitted on the parcel under an R-A P.U.D. is 2.9 units per acre, the P.U.D. as submitted is 2.25 units per acre. The maximum number of dwelling units permitted in the Planned Unit Development shall be calculated by dividing the net residential acreage by the minimum lot area per dwelling unit. For purposes of the calculation, net residential acreage equals 80% of the gross parcel acreage, and gross parcel acreage as the total parcel area excluding existing public rights-of-way and floodplain.

REF: Z17-C355. . . June 28, 2017

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STAFF ANALYSIS (cont’d) PROPOSED LAYOUT & DENSITY (cont’d) The zoning resolution states that the parking requirement is two (2) spaces per dwelling unit. The applicant has indicated that four (4) spaces will be provided by individual driveways (large enough to accommodate 2 cars) and two (2) car garages for each villa.

PUD & OPEN SPACE REQUIREMENTS

The Monclova Township zoning resolution states that no less than fifteen percent (15%) percent of the gross site acreage shall be allocated to usable, accessible and consolidated common open space when developing a PUD. The intent is that meaningful, functional areas are created for residents and the community. The plan indicates that consolidated open space is 5.51 acres or 31.7% of the total project. However, based on the consolidated open space plan submitted with this application, the majority of the open space provided is located behind each lot. Although 31.7% useable open space is strongly encouraged as part of the PUD review, no functional areas appear to have been created for the residents and the community, such as bike path or walking trails. The property is uniquely located where it can take advantage of such amenities such as multi-purpose trails which are connected to local parks.

A PUD is also require to adhere to the requirement that no more than forty percent (40%) percent of the gross site acreage is covered by buildings, structures, street pavement, driveway, and parking area pavement. The coverage of buildings, pavement, and other impervious surfaces shall not exceed 40% of the gross site acreage as part of a PUD. The coverage for the project indicated on the Preliminary Drawing is thirty-four (34%) percent, which meets zoning requirements.

The North Fork Branch of the Wabash Cannonball multi-purpose trail is located 800 feet south of Monclova Road and runs east-west from Jerome Road to Oak Openings Metropark. The applicant has indicated that open spaces totaling 31.7% of the total site have been dedicated to usable, accessible and consolidated common open space. Specific amenities for the dedicated open space areas were not noted on the PUD plan. Staff encourages the applicant to provide pathways that will offer residents a defined route that connects to this multi-purpose trail while providing additional compliance with the Monclova Township Zoning Resolution. Staff feels that without defined common amenities in these areas, the open space will become extensions of backyards.

Pursuant to Section 11.5(B)(4) - when a residential area of a Planned Unit Development

abuts an “A” or “R” District, an open space perimeter area shall be provided that has a minimum depth of equal to the required rear yard setback. This open space shall be void of buildings, structures, parking areas, or other above-ground improvements except fencing shall be maintained along all perimeter property lines of the Planned Unit Development. The applicant has maintained an open space of twenty-five feet (25’) as required.

REF: Z17-C355. . . June 28, 2017

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STAFF ANALYSIS (cont’d)

MONCLOVA ROAD OVERLAY & LANDSCAPING The property is located within the Eastern Section of the Monclova Road Overlay District which extends along the entire southern frontage to a depth of 600 feet. Although the residential lots will not front directly on Monclova Road, they are part of the comprehensive PUD and therefore determined to be subject to the overlay standards. The Eastern Section of the Monclova Road Overlay was established to allow for harmonious development of both residential and commercial properties along Monclova Road. Present developments have largely defined this section with predominant residential uses on the west and commercial on the east. Compliance with the overlay is designed to allow for effective assimilation of new uses into this developed area as well as to provide for mixed uses. Pursuant to the Monclova Road Overlay Sec. 5.2 of the Zoning Resolution, the setback requirement from the centerline along Monclova Road is 100 feet. In addition to the setback requirement, a minimum twenty-five (25’) landscape buffer shall be provided along Monclova Road frontage and located outside of the right-of-way. Off-street parking shall not be located within the landscape area. Although the Zoning Resolution states that single-family residential properties are exempt from the front yard landscape area requirement, staff has found that this is a comprehensive PUD and therefore subject to the landscaping standard. The General and Specific Landscaping Requirements for the Monclova Road Overlay can be found in Section 5.2 of the Zoning Resolution. The Monclova Township Zoning Resolution requires all PUD applications include a landscape plan for review. However, a landscape plan was not provided for the project at this time. Specifically, staff recommends that the provided “open space” along Monclova Road be abundantly landscaped with a combination of evergreens, shade trees and shrubs. In addition, staff encourages that perimeter landscaping be provided to buffer this subdivision from the single family uses situated on large acreage lots to the east, west and north. The applicant has a history of providing trees and shrubs in the front of each villa as part of the development process. Finally, street trees are required as part of the platting process and will be required in the right-of-way. LAND USE PLAN The 2009 Monclova Township Contemporary Land Use Plan provides a number of guiding principles for development. The plan encourages all development to be part of a PUD because it offers more flexibility to the developer and greater control over design and quality of life for the township. The plan also stresses the importance of protecting the rural nature of the township by promoting lower density development.

REF: Z17-C355. . . June 28, 2017

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STAFF ANALYSIS (cont’d) LAND USE PLAN (cont’d)

Based on the property’s location in conjunction to other contiguous R-A and R-A PUD Suburban Residential Zoning in the immediate area, staff recommends approval of this Zone Change from A/R Agriculture/Residential to R-A Suburban Residential with a PUD. Additionally, staff recommends approval due to previous Plan Commission approval of similar projects in the immediate area and its consistency with the 2009 Monclova Township Contemporary Land Use Plan. STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission recommend approval of Z17-C355, a Zone Change from A/R Agricultural/Residential to R-A PUD Suburban Residential for the 17.36-Acre property located at 7228 Monclova Road, to the Monclova Township Zoning Commission and Township Trustees, for the following three (3) reasons:

1. The request is compatible with the surrounding residential uses and zoning; and 2. The request is compatible with the density of nearby development in terms of density and

the Monclova Township Contemporary Land Use Plan; and

3. The PUD meets or exceeds the requirements of the Monclova Township Zoning Resolution;

The staff further recommends that the Lucas County Planning Commission approve of Z17-C355, a Zone Change from A/R Agricultural/Residential to R-A PUD Suburban Residential for the 17.36-Acre property located at 7228 Monclova Road, to the Monclova Township Zoning Commission and Township Trustees, subject to the following fifty-eight (58) conditions:

Lucas County Sanitary Engineer

1. Water service is available to this subdivision via water main W-1501-12” on the south

side of Monclova Road. This water main shall be labeled as such. 2. 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.

3. Sanitary sewer is available to this subdivision via sanitary sewer S-793A-24” on the north

side of Monclova Road. This sanitary sewer shall be labeled as such. 4. Sanitary sewer services shall be provided to all units within the development and shall

meet LCSE standards and specifications.

REF: Z17-C355. . . June 28, 2017

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STAFF RECOMMENDATION (cont’d)

Lucas County Sanitary Engineer (cont’d) 5. A set of plans shall be submitted to the LCSE office for plan review and fee calculations. 6. The Lucas County Sanitary Engineer’s office shall receive an approved set of plans from

the OEPA prior to beginning construction. 7. The Lucas County Sanitary Engineer’s office shall receive 2 sets of approved plans

including title sheets with all necessary signatures. 8. 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

9. 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.

10. 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.

11. This site is also subject to the review of the local fire department, the City of Toledo –

Engineering Services, and Monclova Township.

12. The developer shall enter into a private agreement with the Lucas County Board of County Commissioners prior to beginning construction.

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

14. LCSE would also like the signed mylar title sheet. Lucas County Engineer

15. 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.

16. Rear yard catch basins, drainage swales and easements will be required in accordance

with Lucas County Drainage Standards. A maximum of three (3) lots draining in one direction to a catch basin shall be permitted.

REF: Z17-C355. . . June 28, 2017

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Lucas County Engineer (cont’d) 17. 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.

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

by a plat recitation. 19. Right-of-way areas along Monclova Road shall be graded to provide roadside ditch

swales, storm drainage and adequate shoulder widths. 20. 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 and at the end of stub streets.

21. 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.

22. Provide twenty-five (25’) foot minimum radii at interior intersections and thirty-five

(35’) foot minimum uncurbed radii at the intersection of Monclova Road and Old Post Office Circle. Pavement grading on Old Post Office Circle must direct storm runoff away from Monclova Road.

23. The fifty (50’) foot half right of way as shown along the north side of Monclova Road is

acceptable in accordance with the Lucas County Major Street and Highway Plan. 24. In the event that earth mounds and landscaping are proposed along Monclova Road, the

locations for these items shall be outside of the right-of-way. 25. The stub street to the west will need to have a street name. 26. Label the existing sanitary sewer easement for the 20 inch SS#793A. 27. A two (2’) foot wide anti-vehicular access easement shall be platted to prohibit access for

Lots 1 and 39 to Monclova Road. 28. 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 Monclova Road.

REF: Z17-C355. . . June 28, 2017

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Lucas County Engineer (cont’d) 29. The storm sewer mains are shown near or outside of the right of way to meet the Ohio

EPA requirement of 10 foot of separation from the water lines. Where the storm sewer is located outside of the right of way a drainage & utility easement shall be provided and the typical Toledo Edison & Utility easement shall be located adjacent to this easement.

30. The 20 inch ANR Gas Line is shown on the drawing extending across the Monclova Rd.

frontage to the east and should be shown within the existing easement labeled on the plan. The developer should coordinate with the pipe line company to determine the exact location, depth, and any building setbacks or design requirements when constructing near the pipeline. The proposed subdivision signs appear to be in the easement.

31. 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) Our records indicate there is an existing ditch running east-west close to the northerly property line at the northeast corner of this property. The ditch then extends westerly and eventually to a culvert at Coder Rd. The proposed Stormwater Detention Area to the west appears to be located over the ditch from our records. The existence and exact location of the ditch will need to be verified. If the ditch does exist, the Stormwater detention areas may need to be relocated and an easement shall be provided along the ditch for future maintenance.

b) Storm water detention will be required to limit peak drainage discharges to existing natural undeveloped conditions. Our drainage records show the intent for about half of the property draining to Monclova Rd. and about half draining to the ditch at the northerly end of the site. The amount of flow permitted to the outlets will be based on the contributing drainage area in existing conditions and the design capacity of the outlets. The existing 24” storm sewer along the north side of Monclova Road should be shown on the plan and may be used as a drainage outlet.

c) The storm water detention area should be constructed on a separate, non-buildable lot. 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.

d) Access will need to be provided to the storm water detention areas for future overall maintenance and water quality structure maintenance. The detention areas should be setback a minimum of 20 feet from property lines to provide future maintenance access around the pond and to provide a setback to the adjacent properties.

REF: Z17-C355. . . June 28, 2017

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Lucas County Engineer (cont’d)

e) The developer shall provide for detention area maintenance by the County under the ditch petition procedure. This will include storm sewers into and out of the detention area and the detention area itself.

32. 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.

33. 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.

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

35. 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.

36. 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.

Monclova Township Zoning Inspector

37. The Drawing shall include a note listing the present use of the property. Sec 11.3 A (4).

38. The proposed ownership and maintenance of common open space should be listed on the drawing. Sec 11.3 A (7).

39. The anticipated timing and phasing of the development shall be noted. Sec 11.3 A (8).

40. The location type and density of development types should be shown. Sec 11.3 B (2).

41. The location of any proposed signs should be shown. Sec 11.3 B (11).

42. The plan should have a note listing the proposed method of street lighting. Sec 11.3 B (12).

REF: Z17-C355. . . June 28, 2017

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Monclova Township Zoning Inspector (cont’d)

43. A landscape plan shall be provided. Sec 11.3 B (13). Monclova Township Fire Rescue

44. Road names that are depicted on the drawing are approved. The stub street to the west

has no name. Road names to be submitted for approval by Monclova Township Fire.

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

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

47. 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.

48. 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.

Plan Commission

49. 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.

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

51. A landscape plan shall be submitted to the Monclova Township Zoning office prior to any township hearings.

52. This property is located within the Monclova Road Overlay District. The setback requirement from the centerline along Monclova Road is 100 feet. In addition to the setback requirement, a minimum twenty-five (25’) landscape buffer shall be provided along Monclova Road frontage. This area shall be abundantly landscaped with a combination of evergreen and deciduous trees, shrubs and/or mounding.

53. Staff encourages that perimeter landscaping be provided to buffer the subdivision from the single family uses situated on large acreage lots to the east, west and north.

REF: Z17-C355. . . June 28, 2017

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Plan Commission (cont’d)

54. Per the Monclova Township Zoning Resolution fifteen percent (15%) percent of the gross site acreage shall be allocated to usable, accessible and consolidated common open space when developing a PUD. A pedestrian / bike path is strongly encouraged that will offer residents a defined route that connects to the North Fork Branch of the Wabash Cannonball multi-purpose trail.

55. Per Lucas County Subdivision Rules and Regulations Sec. 507.f, the applicant has accounted for stub streets to the east and west. These stub streets shall remain open to two-way traffic and not be restricted in any way.

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

57. Any major changes to the approved PUD plan, as defined in Sec. 10.6 of the Zoning Resolution, will require review again through the Zone Change / PUD process. This would include changes in access.

58. 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-C355 DATE: June 28, 2017 TIME: 9:00 a.m.

BH Three (3) sketches follow

GENERAL LOCATION

Z17-C355

ID 139

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ZONING & LAND USE

Z17-C355

ID 139

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Z17-C355 ID 139

SITE PLAN

N

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REF: S-7-17

DATE: June 28, 2017 GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Williams Way Location - East of Coder Road & North of Monclova Road Developer - Moline Builders, Inc Jim Moline 5383 Coldstream Road Toledo, OH 43623 Engineer - Feller, Finch & Associates, Inc. Don Feller 1683 Woodland Drive Maumee, OH 43537

Site Description

Zoning - A/R Agricultural/Residential Area - ± 17.36 Acres Frontage - ± 449 Feet along Monclova Road Existing Use - Agricultural

Area Description North - Single Family Residential / A/R Agricultural /

Residential South - Attached Two-Family Villas / R-A PUD Suburban

Residential East - Single Family Residential / A/R Agricultural /

Residential & R-A Suburban Residential West - Single Family Residential & Agriculture / A/R

Agricultural/Residential Parcel History

Z17-C355 - Zone Change from A/R to R-A PUD Residential

(Companion Case) Z17-C314 - Special Use Permit for a Church and School (PC

Recommended Disapproval 6/27/07, Trustees Disapproved 8/30/07)

REF: S-7-17. . . June 28, 2017

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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 Preliminary Drawing for WILLIAMS WAY located north of Monclova Road & east of Coder Road. The subdivision contains thirty-nine (39) lots located on 17.36 acres of land. The property currently is zoned A/R Agricultural / Residential. The surrounding land uses include single family residential to the north and east, single family residential and agriculture uses to the west, and attached two-family villas to the south. A companion zone change accompanies this case.

DENSITY

The thirty-nine (39) lot project is located on 17.36 acres of land and has a density of 2.25

lots per acre. An R-A PUD would allow a maximum density of 2.90 lots per acre. The proposed densities are also similar to nearby developments, including Evergreen Abbey directly to the east and Blackstone to the south.

PROPOSED LAYOUT

The subdivision will be accessed primarily from Monclova Road to the south. Williams

Way will be developed with a cul-de-sac at the end of the public road with sixty feet (60’) of right-of-way and twenty-seven feet (27’) of pavement being maintained throughout the development. The average lot is approximately 7,500 square feet in size with an average frontage of 70 feet along the proposed public roadway. According to the Preliminary Drawing the total site cover will be thirty-four (34%) percent. 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. The applicant has provided stub street connections to both the east and west. Currently a ninety (90) unit single-family subdivision, Evergreen Abbey, is under construction to the east. Evergreen Abbey accounted for connectivity when planned and provided a connection for further development on the subject site. The proposed cul-de-sac and east-west secondary connector roads are compliant with the subdivision regulations which restrict the maximum length to 1,000 feet without a connector road. This secondary connection shall remain open to two-way traffic and will not be restricted. A recitation shall be recorded on the Final Plat to satisfy this requirement. In addition, the Lucas County Subdivision Regulations require sidewalks to be constructed on both sides of all streets in the subdivision and along the north side of Monclova Road.

REF: S-7-17. . . June 28, 2017

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STAFF ANALYSIS (cont’d) OPEN SPACE & COVERAGE

Pursuant to the Monclova Township Zoning Resolution, the coverage of buildings, pavement, and other impervious surfaces shall not exceed forty (40%) percent of the gross site acreage as part of a PUD. The coverage for the project indicated on the Preliminary Plat Plan is thirty-four (34%) percent, which meets zoning requirements. Monclova Township also requires at least fifteen (15%) percent of total gross acreage be set aside for consolidated common open space. The intent is that meaningful, functional areas are created for residents and the community. The plan indicates that consolidated open space is 5.51 acres or 31.7% of the total project. However, based on the consolidated open space plan submitted with this application, the majority of the open space provided is noted as open space located behind each lot. Although 31.7% useable open space is strongly encouraged as part of the PUD review, no functional areas appear to have been created for the residents and the community, such as bike path or walking trails.

The North Fork Branch of the Wabash Cannonball multi-purpose trail is located 800 feet

south of Monclova Road and runs east-west from Jerome Road to Oak Openings Metropark. Staff recommends that the applicant provide pathways that will offer residents a defined route that connects to this multi-purpose trail while providing additional compliance with the Monclova Township Zoning Resolution. Staff feels that without defined common amenities in these areas, the open space will become extensions of backyards. LAND USE PLAN The 2009 Monclova Township Contemporary Land Use Plan provides a number of guiding principles for development. The plan encourages all development to be part of a PUD because it offers more flexibility to the developer and greater control over design and quality of life for the township. The plan also stresses the importance of protecting the rural nature of the township by promoting lower density development.

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 thirty-nine (39) lot Preliminary Drawing. STAFF RECOMMENDATION

The staff recommends that the Lucas County Planning Commission approve S-7-17, a Preliminary Drawing for WILLIAMS WAY, located East of Coder Road & North of Monclova Road, for the following two (2) reasons:

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

2. The proposed use is consistent with the Monclova Township Zoning Resolution and

Land Use Plan.

REF: S-7-17. . . June 28, 2017

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STAFF RECOMMENDATION (cont’d) The staff further recommends that the Lucas County Planning Commission approve S-7-

17, a Preliminary Drawing for WILLIAMS WAY, located East of Coder Road & North of Monclova Road, subject to the following fifty-seven (57) 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.


1. Water service is available to this subdivision via water main W-1501-12” on the south side of Monclova Road. This water main shall be labeled as such.

2. Water main taps and services shall be installed at time of construction by City of Toledo


3. Sanitary sewer is available to this subdivision via sanitary sewer S-793A-24” on the north

side of Monclova Road. This sanitary sewer shall be labeled as such. 4. Sanitary sewer services shall be provided to all units within the development and shall

meet LCSE standards and specifications. 5. A set of plans shall be submitted to the LCSE office for plan review and fee calculations. 6. The Lucas County Sanitary Engineer’s office shall receive an approved set of plans from

the OEPA prior to beginning construction. 7. The Lucas County Sanitary Engineer’s office shall receive 2 sets of approved plans

including title sheets with all necessary signatures. 8. 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. 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.

REF: S-7-17. . . June 28, 2017

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Lucas County Sanitary Engineer (cont’d)

11. This site is also subject to the review of the local fire department, the City of Toledo –

Engineering Services, and Monclova Township.

12. The developer shall enter into a private agreement with the Lucas County Board of County Commissioners prior to beginning construction.

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

14. LCSE would also like the signed mylar title sheet. Lucas County Engineer

15. 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.

16. Rear yard catch basins, drainage swales and easements will be required in accordance

with Lucas County Drainage Standards. A maximum of three (3) lots draining in one direction to a catch basin shall be permitted.

17. 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.

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

by a plat recitation. 19. Right-of-way areas along Monclova Road shall be graded to provide roadside ditch

swales, storm drainage and adequate shoulder widths. 20. 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 and at the end of stub streets.

21. 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.

22. Provide twenty-five (25’) foot minimum radii at interior intersections and thirty-five

(35’) foot minimum uncurbed radii at the intersection of Monclova Road and Old Post Office Circle. Pavement grading on Old Post Office Circle must direct storm runoff away from Monclova Road.

REF: S-7-17. . . June 28, 2017

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23. The fifty (50’) foot half right of way as shown along the north side of Monclova Road is

acceptable in accordance with the Lucas County Major Street and Highway Plan. 24. In the event that earth mounds and landscaping are proposed along Monclova Road, the

locations for these items shall be outside of the right-of-way. 25. The stub street to the west will need to have a street name. 26. Label the existing sanitary sewer easement for the 20 inch SS#793A. 27. A two (2’) foot wide anti-vehicular access easement shall be platted to prohibit access for

Lots 1 and 39 to Monclova Road. 28. 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 Monclova Road.

29. The storm sewer mains are shown near or outside of the right of way to meet the Ohio

EPA requirement of 10 foot of separation from the water lines. Where the storm sewer is located outside of the right of way a drainage & utility easement shall be provided and the typical Toledo Edison & Utility easement shall be located adjacent to this easement.

30. The 20 inch ANR Gas Line is shown on the drawing extending across the Monclova Rd.

frontage to the east and should be shown within the existing easement labeled on the plan. The developer should coordinate with the pipe line company to determine the exact location, depth, and any building setbacks or design requirements when constructing near the pipeline. The proposed subdivision signs appear to be in the easement.

31. 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) Our records indicate there is an existing ditch running east-west close to the northerly property line at the northeast corner of this property. The ditch then extends westerly and eventually to a culvert at Coder Rd. The proposed Stormwater Detention Area to the west appears to be located over the ditch from our records. The existence and exact location of the ditch will need to be verified. If the ditch does exist, the Stormwater detention areas may need to be relocated and an easement shall be provided along the ditch for future maintenance.

REF: S-7-17. . . June 28, 2017

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

existing natural undeveloped conditions. Our drainage records show the intent for about half of the property draining to Monclova Rd. and about half draining to the ditch at the northerly end of the site. The amount of flow permitted to the outlets will be based on the contributing drainage area in existing conditions and the design capacity of the outlets. The existing 24” storm sewer along the north side of Monclova Road should be shown on the plan and may be used as a drainage outlet.

c) The storm water detention area should be constructed on a separate, non-buildable lot. 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.

d) Access will need to be provided to the storm water detention areas for future overall maintenance and water quality structure maintenance. The detention areas should be setback a minimum of 20 feet from property lines to provide future maintenance access around the pond and to provide a setback to the adjacent properties.

e) The developer shall provide for detention area maintenance by the County under the ditch petition procedure. This will include storm sewers into and out of the detention area and the detention area itself.

32. 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.

33. 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.

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

35. 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.

REF: S-7-17. . . June 28, 2017

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36. 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 Broadband

37. In the site analysis it states that twelve (12’) foot utility easements will be provided. These easements need to be shown on the plat.

Monclova Township Zoning Inspector

38. The Drawing shall include a note listing the present use of the property. Sec 11.3 A (4).

39. The proposed ownership and maintenance of common open space should be listed on the

drawing. Sec 11.3 A (7).

40. The anticipated timing and phasing of the development shall be noted. Sec 11.3 A (8).

41. The location type and density of development types should be shown. Sec 11.3 B (2).

42. The location of any proposed signs should be shown. Sec 11.3 B (11).

43. The plan should have a note listing the proposed method of street lighting. Sec 11.3 B (12).

44. A landscape plan shall be provided. Sec 11.3 B (13).

Monclova Township Fire Rescue

45. Road names that are depicted on the drawing are approved. The stub street to the west has no name. Road names to be submitted for approval by Monclova Township Fire.

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

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

48. 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.

REF: S-7-17. . . June 28, 2017

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Monclova Township Fire Rescue (cont’d)

49. 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.

Plan Commission

50. Common open spaces 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.

51. 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.

52. Per Lucas County Subdivision Rules and Regulations Sec. 507.f, the applicant has accounted for stub streets to the east and west. These stub streets shall remain open to two-way traffic and not be restricted in any way.

53. Per Lucas County Subdivision Regulations Sec. 518.a, sidewalks to be constructed on both sides of all streets in the subdivision and along the north side of Monclova Road

54. Per Lucas County Subdivision Regulation Sec. 519, the Lucas County Planning Commission shall require the subdivider to install street lights.

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

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

57. 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-7-17. . . June 28, 2017

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PRELIMINARY DRAWING MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-7-17 DATE: June 28, 2017 TIME: 9:00 a.m.


GENERAL LOCATION

S-7-17

ID 139

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ZONING & LAND USE

S-7-17

ID 139

2 -12

S-7-17 ID 139

SITE PLAN

N

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BLANK PAGE

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REF: Z20-C993


Subject

Request - Amendments to the Sylvania Township Zoning Resolution Regarding Modifications to Articles 2206 for Architectural Projections

Location - Sylvania Township Applicant - Sylvania Township Zoning Commission

STAFF ANALYSIS The Sylvania Township Zoning Commission has requested an amendment to Section 2206 of the Sylvania Township Zoning Resolution. The nature of the amendment is to clarify some ambiguity in the current section regarding window wells, chimneys and other similar elements. The township proposal and recommended text is included in Exhibit “A”. 2206 Architectural Projections

Sylvania Township has found that the current Section 2206 of the Zoning Resolution lists

items such as a porch, deck, canopy, cantilever, bay window, balcony, platform, carport or a covered patio that are attached to the main structure as architectural projections that are expressly prohibited from projecting into the required minimum setbacks as-of-right. The Township acknowledged a list of items that includes cornices, eaves, sills, window wells or other similar architectural features (not including vertical projections) that are acceptable to extend into the side yard setback two (2”) inches for each one (1’) foot of side yard width and into the front or rear setbacks not more than three (3’) feet.

In addition, Sylvania Township has requested that chimneys be permitted to extend into

any of the minimum setbacks not more than two (2’) feet and basement egress window wells not more than three (3’) feet. All standards that are proposed as part of this amendment are currently being used by neighboring townships with no adverse impacts on neighboring properties. As a result, staff does not object to the proposed amendments as shown in Exhibit “A”.

STAFF RECOMMENDATION

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

REF: Z20-C993. . . June 28, 2017

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TEXT AMENDMENT SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C993

DATE: June 28, 2017 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z20-C993. . . June 28, 2017

3 - 3

Exhibit “A”

Township Text Amendment Proposal

(Deletions in strikeout, additions in underline)

2206 Architectural Projections Open structures such as a porch, deck, canopy, cantilever, bay window, balcony, platform, carport, covered patio, or similar architectural projections attached to the main structure shall not project into the required minimum setback(s). Cornices, eaves, sills, canopies, window wells, or other similar architectural features (not including vertical projections) may extend or project into the require side yard not more than two (2”) inches for each one (1’) foot of width of side yard and may extend or project into a required front or rear yard not more than three (3’) feet.

Chimneys may project into a required yard not more than two (2’) feet. Basement egress window wells may project into the required minimum setback not more than three (3’) feet.

BLANK PAGE

4 - 1

REF: Z20-C994


Subject

Request - Amendments to the Sylvania Township Zoning Resolution Regarding Modifications to Articles 1600, 1700 & 2204 for Daycares & Kennels

Location - Sylvania Township Applicant - Sylvania Township Zoning Commission

STAFF ANALYSIS The Sylvania Township Zoning Commission has requested an amendment to Articles 1600, 1700 & 2204 of the Sylvania Township Zoning Resolution. The nature of the amendments is to allow daycare facilities as-of-right and kennels subject to conditional use approval in the M-1 Light Industrial & M-2 Restricted Zoning Districts. 1601 & 1701 Permitted Uses

Daycare facilities are currently being permitted in M-1 and M-2 districts as an accessory use. There has been a growing interest in locating principal use adult or child daycare facilities in these less intense industrially-zoned centers in Sylvania Township. By permitting daycares in these less intense industrially-zoned centers a daycare could provide a service to working individuals that would prefer an adult or child daycare to be located in the area of their employment. This would permit them to visit during lunch hours, reduce time off work in the event of an emergency and reduce commute time after work. The M-1 & M-2 Zoning Districts do not allow for industrial uses that would typically be identified as a health or safety risk to adults or children at these facilities. Staff was able to identify daycares as permitted or conditional uses in the less intense industrial districts of other townships in Lucas County. As a result, staff does not object to the proposed amendments as shown in Exhibit “A”. 1602, 1702 & 2204 Conditional Uses & Animal Care Facility, Private Kennel

There has also been a growing interest in locating kennels or “doggie-daycare” businesses in M-1 and M-2 industrial locations within the Township. Based on a more intense impact due to noise, odors, etc. on neighboring uses, the Township feels that this use should be allowed only after a review by the Plan Commission, and review and approval of a Conditional Use by the Sylvania Township Board of Zoning Appeals. Staff was again able to identify kennels as permitted or conditional uses in the less intense industrial districts of the other townships in Lucas County. Although, kennels can be more intense than other permitted uses allowed in the M-1 & M-2 Zoning District, staff has no evidence that kennels in industrial districts have imposed any negative secondary impacts on neighboring properties. As a result, staff does not object to the proposed amendments as shown in Exhibit “A”.

REF: Z20-C994. . . June 28, 2017

4 - 2

STAFF RECOMMENDATION

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

TEXT AMENDMENT SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C994

DATE: June 28, 2017 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z20-C994. . . June 28, 2017

4 - 3

Exhibit “A”

Township Text Amendment Proposal

(Deletions in strikeout, additions in underline)

1600 PERMITTED USES The following uses are permitted in the M-1 Light Industrial District:

Accessory use Light manufacturing/Assembly Telecommunication tower

Automobile sales, repair Office Trucking terminal (Contractor’s) storage yard Public Service Facility Utility trailer/equipment sales

Day care facility, accessory use only Recreational vehicle sales Vehicle storage lot

Distribution Center Research Facility Warehouse, Wholesale

Landscape business Self-serve storage facility

1601 CONDITIONAL USES The following may be approved by BZA pursuant to Article 30-Conditional Use:

Feed mill Kennel Restaurant

Grain elevator Oil well, gas well

1701 PERMITTED USES

The following uses are permitted in the M-2 Restricted Industrial District:

Accessory use Public Service Facility Telecommunication tower

Day care facility, accessory use only Recreational Vehicle sales Testing facility

Landscape business Research facility Utility Trailer, equipment sales

Office Self serve storage facility Wholesale business

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

Distribution Center Restricted manufacturing

Kennel Warehouse

2204 ANIMAL CARE FACILITY, PRIVATE KENNEL

An Animal Care Facility is permitted in a C-1 or C-2 District. A licensed Private Kennel and/or a property consisting of four or more dogs or other animals shall be permitted in A-3, A-4, M-1 or M-2 Districts only when approved by the Board of Zoning Appeals, pursuant to Article 25-Conditional Use.

BLANK PAGE

5 - 1 & 6 - 1

REF: Z20-C991 & Z20-C992 DATE: June 28, 2017

GENERAL INFORMATION

Subject

Request - Zone Change from A-4 Rural Residential to R-3 Residential PUD

Location - 2854 N McCord & 2903 Wilford Road Applicant - Dennis Noneman 3519 Secor Road Toledo, OH 43606 Attorney - Jerome R Parker Gressley, Kaplin and Parker One SeaGate, Ste. 1645 Toledo, OH 43604 Engineer - Don Feller Feller, Finch & Associates, Inc. 1683 Woodland Drive Maumee, OH 43537

Site Description

Zoning - A-4 Rural Residential Area - ± 6.76 Acres Frontage - ± 133 Feet along McCord Road ± 262 Feet along Wilford Road

Existing Use - Single Family Uses

Area Description North - Single Family Residential & Office Uses / A-4

Rural Residential & C-4 Professional/Business Office

South - Single Family & Duplex Residential Uses / A-4 Rural Residential, R-2 Residential PUD & R-3 Residential

East - Single Family & Multi Family Residential / A-4 Rural Residential, R-3 Residential

West - Single Family Residential / A-4 Rural Residential

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 2 & 6 - 2


Parcel History

S-8-17 - Preliminary Drawing of Adirondack Village Villas

(Companion Case)

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 Zone Change from A-4 Rural Residential to R-3 Residential PUD for the properties located at 2854 N McCord & 2903 Wilford Road. The applicant has indicated that R-3 PUD zoning is required in order to construct forty-six (46) rental villa units on the 6.76 acre site. The applicant worked with staff to amend the application to a PUD to insure that a site is developed with a defined use and a reduced density to a level that is consistent with surrounding development, Sylvania Township Land Use Plan and Zoning Resolution. Surrounding land uses include single family residential & medical office uses to the north, single family & duplex residential uses to the south, single family & multi-family residential to the east and single family residential to the west. A companion Preliminary Drawing accompanies this case. PROPOSED LAYOUT The site plan depicts access to the site via gated driveway connections from both McCord Road and Wilford Drive. The development is being designed as high-end rental villas for working professionals. The applicant originally submitted a proposal for this site that contained fifty (50) units throughout twelve (12) buildings. The applicant amended the PUD application to reduce the residential density to a level that was consistent with the PUD section of the Sylvania Township Zoning Resolution. The revised plan includes eleven (11) buildings each containing four (4) units and one (1) building with two (2) units. Each dwelling will contain its own attached garage. In addition, the applicant is providing an accessory storage garage and a fifteen (15) space visitor parking area near the center of the development. Furthermore, the Sylvania Township Zoning Manager noted that sidewalks are required along both the McCord and Wilford Drive frontages and is strongly encouraged throughout the interior of the site.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 3 & 6 - 3

STAFF ANALYSIS (cont’d) PUD & OPEN SPACE REQUIREMENTS Although the PUD does not offer the traditional amenities of most PUD’s such as a walking path or large recreational lawn areas, the applicant is proposing an accessory garage and consolidated open spaces around the perimeter. The site was not designed originally as a PUD and the width of the site is not conducive to providing common amenities. Staff suggested that the applicant consider a PUD in order to limit the use and density. Without the PUD designation a density of 10.88 units per acre or seventy-three (73) units would be allowed on this 6.76 acre site in addition to the assortment of uses permitted in the R-3 district. The PUD section of the Sylvania Township Zoning Resolution indicates that no less than fifteen percent (15%) of the gross site acreage, none of which is part of any yard or perimeter open space, shall be allocated to usable, accessible and consolidated common open space. The applicant has indicated that 15.5% will be dedicated to usable, accessible and consolidated common open space. In addition, no more than forty percent (40%) of the gross site acreage shall be devoted to coverage by buildings, structures, street pavement, driveway, and parking area pavement. The provided plan indicates that 43.8% of the site shall be covered by buildings, structures, street pavement, driveway, and parking area pavement. The applicant has requested that the coverage allotment of the gross site acreage be waived to allow for the additional 3.8% of coverage.

Pursuant to Section 2203(D) - when a residential area of a Planned Unit Development abuts a “C” or and “I” District, a forty foot (40’) wide yard area shall be provided for the perimeter parcels, all other setbacks are subject to the underlying zoning standard. In the R-3 District, the rear yard setback requirement is thirty (30’) feet. Any deviation from the underlying zoning district criteria must be specifically approved by the Board of Township Trustees. This open space shall be void of buildings, structures, parking areas, or other above-ground improvements that shall be maintained indefinitely. The northern setback abutting the medical office use and the southern setback (2854 N McCord property) provides a twenty (20’) foot rear yard. The applicant has requested that the setbacks be waived to permit a twenty (20’) foot rear yard as shown. Staff requests that a solid fence be installed along the northern and southern property lines.

The maximum dwelling height in an R-3 PUD is forty-five (45’) feet. Building height is defined as the vertical distance measured from the adjoining curb grade to the highest point of the roof mean height level between eaves and ridge for gable, hip, or gambrel roof. Although color renderings were provided that indicates a single story villa design height details were not provided. Staff does not anticipate the overall height to exceed forty-five (45’) feet therefore compliance with the maximum height allowed as defined in Section 2202(E) of the zoning resolution is anticipated.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 4 & 6 - 4

STAFF ANALYSIS (cont’d) LANDSCAPING The Sylvania Township Zoning Resolution does not provide landscaping standards for residential developments. However the zoning resolution does indicate that a PUD shall be sensitive to the natural landscape and existing environmental features of Sylvania Township. The applicant did not submit a landscape plan for this project. The color renderings indicate that the front of each villa will be generously landscaped with a combination of trees, shrubs and bushes. Staff recommends that the divided island located at the main entrance from McCord be designed to accommodate landscaping and solid fencing and landscaping be provided along both the northern and southern rear property lines. All improvements shall be submitted on a landscape plan prior to any Township hearings. NEIGHBORING CHARACTERISTICS The surrounding area contains zoning and developments that are consistent with the applicant’s request. Two (2) contiguous developments located directly to the south are zoned R-3 and R-2 PUD. The R-3 zoned site (Carrie Commons) located at 2840 McCord Road was approved in 2001 and built with ten (10) units on 1.98 acres. In 2003, an undeveloped parcel (directly west of the subject property and across McCord) was granted R-3 zoning approval for the construction of condominiums. Carrietowne East was approved in 1988 as an R-2 PUD and contains eighty (80) units on 17.7 acres. The density of each development is 5.05 and 4.52 units per acre respectively. Both developments are denoted for suburban residential uses in the 2007 Sylvania Township Land Use Plan. Derby Village Townhomes are located directly east of subject property across Wilford Drive. This development was approved for R-3 zoning in 2000 and has eighty-six (86) units on 7.06 total acres. Although this site is contiguous to the subject property it is also denoted as Urban Residential in the Sylvania Township Land Use Plan. The Urban Residential designation supports R-3 zoning at densities exceeding six (6) units per acre. DENSITY & LAND USE PLAN

In accordance with the Sylvania Township Zoning Resolution, the maximum units permitted under a PUD are calculated by dividing the gross acreage (parcel acreage less public right-of-way) by the minimum lot area per family. Furthermore, the zoning resolution identifies the maximum density of an R-3 PUD as seven (7) units per acre. As a result, the maximum number of units permitted on this parcel under the R-3 PUD zoning is forty-seven (47) units (6.76 acres x 7 units per acre); the applicant is proposing to construct forty-six (46) proposed villas on the 6.76 acres.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 5 & 6 - 5

STAFF ANALYSIS (cont’d)

DENSITY & LAND USE PLAN (cont’d)

The 2007 Sylvania Township Land Use Plan recommends this area for Suburban Residential uses, while identifying corresponding residential zoning districts of A-4, R-A, R-1, and R-2. Prior to the 2007 plan update, the 1997 Sylvania Township Land Use Plan identified this entire neighborhood (excluding the commercial development along Central Avenue) for medium density residential uses, which listed R-3 zoning as a corresponding zoning districts. Although the 2007 Land Use Plan no longer identifies this area for R-3 zoning districts, staff has found that with the addition of a PUD, this project would be ensuring that the density of this site remain at a level that is compatible with neighboring development in the area.

Staff recommends approval of the proposed R-3 PUD based on its consistency with the surrounding zoning, uses and densities. By adding a PUD to the application, the use and density is controlled and is unable to be modified without additional Trustee approval which would be subject to the approval of a development plan. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z20-C991 & Z20-C992, a Zone Change request from A-4 Rural Residential to R-3 Residential PUD for property located at 2854 N McCord & 2903 Wilford Road, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:

1. A Zone Change to R-3 PUD would be compatible with the surrounding residential uses in

terms of density and zoning; and 2. A Zone Change to R-3 PUD is an appropriate transition between single family and two-

family residential developments to the south, east and west and the commercial uses to the north; and

3. A Zone Change to R-3 PUD is anticipated to have minimal adverse impacts on

surrounding properties.

The staff further recommends that the Lucas County Planning Commission approve of Z20-C991 & Z20-C992, a Zone Change request from A-4 Rural Residential to R-3 Residential PUD for property located at 2854 N McCord & 2903 Wilford Road, to the Sylvania Township Zoning Commission and Trustees, subject to the following fifty-four (54) conditions:


1. Water service is available to this site via water main W-1147-12” on the east side of

McCord Road. This water main shall be labeled as such.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 6 & 6 - 6



2. Water service is available to this site via water main W-1571-8” on the west side of

Wilford Road. This water main shall be labeled as such. 3. Waterline W-1571-8” on Wilford Rd. shall be extended to the north property line of this

site. This will be a public main and will be assigned a LCSE public waterline number during the plan review process. This waterline will also need to be a separate set of plans.

4. Page Lindsay waterline W-1387-8” should be looped to the proposed waterline. 5. If the roadway within this site is a private roadway, then the water and the sanitary sewer

utilities will be private also. If this is the case, then a check valve will be required on the water main on each end of the water main at the point of connection to the public water main.



7. Sanitary sewer is available to this site via sanitary sewer S-847-8” on the east side of McCord Road or sanitary sewer S-840-8” on the east side of Wilford Ave. These sanitary sewers shall be labeled as such.

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

9. A set of design plans shall be submitted to the LCSE office for plan review and fee calculations.

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

11. The Lucas County Sanitary Engineer’s office shall receive 2 sets of approved plans including title sheets with all necessary signatures.

12. 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.

13. The county will lay out the water main and sewer line and all appurtenances prior to any

and all construction taking place. LCSE shall be notified 48 hours in advance of staking needed.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 7 & 6 - 7


Lucas County Sanitary Engineer (cont’d) 14. All water and/or sewer main construction shall be inspected by a LCSE representative


15. 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.

16. This site is subject to any and all Pay-Cash-To-Tap fees associated with all of the parcels included in this site and shall be paid in full prior to issuance of permits.

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

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

County Commissioners prior to beginning construction on the public portion(s) of this project.

19. A preconstruction meeting will be required prior to any construction taking place. 20. LCSE would also like the signed mylar title sheet.

Lucas County Building Regulations

21. Submit construction documents for approval in accordance with the Ohio Building Code.

Lucas County Engineer

22. Detailed improvement plans for the development indicating proposed site grading, drainage, paving and utilities shall be submitted to the Lucas County Engineer. The Lucas County Engineer’s office will perform a detailed review and provide comments upon receipt of these plans.

23. Based on the University of Toledo Wetland Inventory, it appears there is potential for

wetlands located on the proposed site. If not already completed, due diligence and an investigation should be performed to determine the existence and/ or extend of any wetlands. If these areas are to be filled or disturbed, the owner shall contact the U.S. Army Corps of Engineers and Ohio E.P.A. to determine if any permits are required from these agencies prior to such activity.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 8 & 6 - 8


Lucas County Engineer (cont’d) 24. 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 for site plans in accordance with Lucas County Requirements is required to be completed and submitted.

25. In accordance with Lucas County’s and Sylvania Township’s Storm Water Management Plan

and OEPA MS4 permit, a Long Term Maintenance Plan and BMP Maintenance Agreement shall be completed by the owner stating that they will maintain their storm water facilities. The Maintenance Agreement form is available on the County Engineer website at: www.lucascountyoh.gov/engineer .

26. The proposed access to McCord Road shall follow the requirements of the Lucas County

Access Management Regulations. A trip generation analysis shall be provided to determine if a full Traffic Impact Study will be required. An access permit application shall be submitted to the Lucas County Engineer’s Office for review and approval.

27. The proposed driveway onto McCord Rd. is shown with the north edge of pavement on the

property line adjacent to 2900 N. McCord Rd. The existing residential driveway for 2900 N. McCord Rd. is fairly close to the property line as well. If the proposed driveway is to remain in this location the existing residential driveway should be connected to the proposed driveway.

28. Provide twenty-five (25’) foot minimum uncurbed radii at the intersections of the proposed

entrances onto McCord Road and Wilford Road. Pavement grading on the proposed entrances must direct storm runoff away from the public roads.

29. In accordance with the Lucas County Major Highway and Street Plan, it is requested that an

additional highway and utility easement be dedicated along McCord Rd. in order to have a fifty (50’) foot total half width.

30. Sidewalks shall be constructed on along the west side of Wilford Rd. similar to what was

required of the adjacent developments to the south and across the street on the east side of Wilford Rd.

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

http://www.lucascountyoh.gov/engineer

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 9 & 6 - 9


Lucas County Engineer (cont’d) b. The proposed detention areas shall have maximum slopes of 3:1 and the water

quality structure should be located closer to the edge of the pond to provide access for future maintenance of the water quality device. The detention areas should be setback a minimum of 10 feet from property lines to provide future maintenance access around the pond and to provide a setback to the adjacent properties.

Sylvania Township Zoning Inspector

32. A public sidewalk is required along the McCord Road and Wilford Road frontages. Per

Sylvania Township Board of Trustees Resolution 16-096; “New developments and redevelopments of properties within the Township shall be required to have pedestrian access (sidewalks) on all sides of the property that adjoin a highway, street or roadway”

33. Interior sidewalks, while not required, are encouraged for safety and aesthetics. 34. The dimensions of the parking spaces shall be indicated on the site plan. 35. The parcel at 2854 McCord Road abuts a C-4 zoned property at 2920 McCord Road.

Section 2202-D of the Sylvania Township Zoning Resolution (STZR) states; “When abutting a Commercial or Industrial District, a minimum forty (40) foot wide yard area shall be provided for the perimeter parcels.” The site plan indicates only a twenty (20’) foot wide yard area.

36. Section 2002-B of the STZR states; “A maximum of forty (40%) percent of the gross

parcel acreage shall be devoted to coverage by buildings, structures, street, driveway, or parking. The site plan shall indicate what the coverage is on this project.

37. The location of any dumpsters on the parcels shall be indicated on the site plan.

Dumpsters shall be sufficiently screened and the site plan shall indicate the height of enclosures and type of materials used.

38. Any exterior lighting shall be directed downward and not onto any adjacent residential parcels.

Sylvania Township Fire Rescue

39. Fire Department shall have access through gates, even without power. Gates shall be maintained in operable condition at all times. Gates shall be tested and accepted by the Fire Department.(OFC503.6)

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 10 & 6 - 10


Sylvania Township Fire Rescue (cont’d) 40. Water lines and fire hydrants shall comply with Lucas County regulations and

requirements. If lines are to be private, annual maintenance is required on hydrants (OFC507.5.3).

41. Street to be 20' wide, exclusive of curbs (OFC503.2.1). 42. Signed "No Parking - Fire Lane" on the street (OFC503.3) 43. Street name shall be provided to Fire Department as soon as possible for updates to

response cards

Plan Commission

44. Prior to the construction of any signage for the development the applicant shall submit details to the Sylvania Township Zoning Inspector indicating compliance with Article 31 of the Sylvania Township Zoning Resolution.

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

residential unit. 46. The maximum dwelling height in an R-3 PUD Zoning District is forty-five (45’) feet.

Detailed elevations shall be submitted that indicate compliance with the provision.

47. The applicant shall install solid fencing and landscaping along both the northern and southern rear property lines to provide a buffer to the single family uses situated on contagious properties. Landscaping shall be indicated on a landscape plan prior to any Township hearings.

48. The color renderings indicate that the front of each villa will be generously landscaped with a combination of trees, shrubs and bushes. Staff encourages that landscaping be provided in accordance with these renderings. Landscaping shall be indicated on a landscape plan prior to any Township hearings.

49. The divided island located at the McCord Road main entrance shall be designed to

accommodate landscaping. Landscaping shall be indicated on a landscape plan prior to any Township hearings.

50. Per the Sylvania Township Zoning Resolution fifteen percent (15%) percent of the

gross site acreage shall be allocated to usable, accessible and consolidated common open space when developing a PUD. The applicant shall show compliance with this section or have this provision waived.

REF: Z20-C991 & Z20-C992. . . June 28, 2017

5 - 11 & 6 - 11



51. Per the Sylvania Township Zoning Resolution forty percent (40%) percent of the gross site acreage shall be devoted to coverage by buildings, structures, street pavement, driveway, and parking area pavement. The applicant shall show compliance with this section or have this provision waived.

52. Prior to the granting of any zoning permits, the Planned Unit Developments shall be

platted in accordance with applicable subdivision rules and regulations. 53. Any major changes to the approved PUD plan, as defined in Sec. 10.6 of the Zoning

Resolution, will require review again through the Zone Change / PUD process. This would include changes in access.

54. 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 SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C991 & Z20-C992 DATE: June 28, 2017 TIME: 9:00 a.m.

BH Four (4) sketches follow

Z20-C992 Z20-C991

ID 125

GENERAL LOCATION

N

5 - 12 & 6 - 12

Z20-C992 Z20-C991

ID 125

ZONING & LAND USE

N

5 - 13 & 6 - 13

Z20-C992 Z20-C991

ID 125

SITE PLAN

N

5 - 14 & 6 - 14

Z20-C992 Z20-C991

COLOR RENDERING

5 - 15 & 6 - 15

BLANK PAGE

7 - 1

REF: S-8-17 DATE: June 28, 2017

GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Adirondack Village Villas Location - 2854 N McCord & 2903 Wilford Road Applicant - Dennis Noneman 3519 Secor Road Toledo, OH 43606 Attorney - Jerome R Parker Gressley, Kaplin and Parker One SeaGate, Ste. 1645 Toledo, OH 43604 Engineer - Don Feller Feller, Finch & Associates, Inc. 1683 Woodland Drive Maumee, OH 43537

Site Description

Zoning - A-4 Rural Residential Area - ± 6.76 Acres Frontage - ± 133 Feet along McCord Road ± 262 Feet along Wilford Road

Existing Use - Single Family Uses

Area Description North - Single Family Residential & Office Uses / A-4

Rural Residential & C-4 Professional/Business Office

South - Single Family & Duplex Residential Uses / A-4 Rural Residential, R-2 Residential PUD & R-3 Residential

East - Single Family & Multi Family Residential / A-4 Rural Residential, R-3 Residential

West - Single Family Residential / A-4 Rural Residential

REF: S-8-17. . . June 28, 2017

7 - 2


Parcel History

Z20-C990 & Z20-C991 - Zone Change from A-4 Rural Residential to R-3

Residential PUD (Companion Case)

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 Preliminary Drawing for Adirondack Village Villas for the properties located at 2854 N McCord & 2903 Wilford Road. The applicant has indicated that R-3 PUD zoning is required in order to construct forty-six (46) rental villa units on the single 6.76 acre site. The submittal was amended to a PUD in order to insure that a site is developed with a defined use and a reduced density to a level that is consistent with surrounding development, Sylvania Township Land Use Plan and Zoning Resolution. Surrounding land uses include single family residential & medical office uses to the north, single family & duplex residential uses to the south, single family & multi-family residential to the east and single family residential to the west. DENSITY

The forty-six (46) rental villa project is located on a single 6.76 acre parcel and has a density of 6.8 units per acre. An R-3 PUD would allow a maximum density of seven (7) units per acre. The proposed densities are also similar to nearby developments, including Carrie Commons and Carrietowne East directly to the south and Derby Village Townhomes to the east.

PROPOSED LAYOUT The site plan depicts access to the site by means of gated driveway connections from both McCord Road and Wilford Drive. The road will be constructed as a private drive that will be approximately twenty (20’) in width. The Sylvania Township Zoning Manager has noted that sidewalks are required along both the McCord and Wilford Drive frontages and are strongly encouraged throughout the interior of the site. The Lucas County Subdivision Regulations also requires sidewalks to be constructed along the McCord and Wilford Drive frontages.

REF: S-8-17. . . June 28, 2017

7 - 3

STAFF ANALYSIS (cont’d) PROPOSED LAYOUT (cont’d) 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. When developed in 1988, Carrietowne East installed the stub street of Page Lindsay directly south of this site for access and future connectivity to this undeveloped site. The applicant met with staff to discuss the connectivity requirement and based on the gated nature of this project the stub street requirement is requesting to be waived. Requiring connectivity to this stub street would require a redesign of the project while providing a logistical issue with the gated community and the maintenance of the roadways for Township workers. The applicant is also proposing to use twenty (20’) foot wide private drives throughout the development while public roadway standards are twenty-four (24’) foot wide, including Page Lindsay. The applicant has asserted that additional roadway and sidewalk standards would further reduce an already limited site in terms of width. The PUD section of the Sylvania Township Zoning Resolution indicates that no less than fifteen percent (15%) of the gross site acreage, none of which is part of any yard or perimeter open space, shall be allocated to usable, accessible and consolidated common open space. The applicant has indicated that 15.5% will be dedicated to usable, accessible and consolidated common open space. In addition, no more than forty percent (40%) of the gross site acreage shall be devoted to coverage by buildings, structures, street pavement, driveway, and parking area pavement. The plan indicates that 43.8% of the site shall be covered by buildings, structures, street pavement, driveway, and parking area pavement. The applicant has requested that the coverage allotment of the gross site acreage be waived to allow for the additional 3.8% of coverage. LAND USE PLAN The 2007 Sylvania Township Land Use Plan recommends this area for Suburban Residential uses, while identifying the corresponding residential zoning districts of A-4, R-A, R-1, and R-2 to the Suburban Residential designation. Prior to the plan update, the 1997 Sylvania Township Land Use Plan identified this entire neighborhood (excluding the commercial development along Central Avenue) for medium density residential uses, which listed R-3 zoning as a corresponding zoning districts. Although the 2007 Land Use Plan no longer identifies this area for R-3 zoning districts, staff has found that with the addition of a PUD, this project would be ensuring that the density of this site remain at a level that is compatible with neighboring development in the area.

Based on the property’s location in conjunction to other similar surrounding zoning, uses and densities, staff recommends approval of the Preliminary Drawing for Adirondack Village Villas, a forty-six (46) rental villa unit development.

REF: S-8-17. . . June 28, 2017

7 - 4

STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission approve S-8-17, a Preliminary Drawing for ADIRONDACK VILLAGE VILLAS, located at 2854 N McCord & 2903 Wilford Road, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:

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

zoning; and 2. The proposed use will serve as an appropriate transition between single family and two-

family residential developments to the south, east and west and the commercial uses to the north; and

3. The proposed use is anticipated to have minimal adverse impacts on surrounding

properties. The staff further recommends that the Lucas County Planning Commission approve S-8-

17, a Preliminary Drawing for ADIRONDACK VILLAGE VILLAS, located at 2854 N McCord & 2903 Wilford Road, subject to the following forty-nine (49) conditions:


1. Water service is available to this site via water main W-1147-12” on the east side of

McCord Road. This water main shall be labeled as such. 2. Water service is available to this site via water main W-1571-8” on the west side of

Wilford Road. This water main shall be labeled as such. 3. Waterline W-1571-8” on Wilford Rd. shall be extended to the north property line of this

site. This will be a public main and will be assigned a LCSE public waterline number during the plan review process. This waterline will also need to be a separate set of plans.

4. Page Lindsay waterline W-1387-8” should be looped to the proposed waterline. 5. If the roadway within this site is a private roadway, then the water and the sanitary sewer

utilities will be private also. If this is the case, then a check valve will be required on the water main on each end of the water main at the point of connection to the public water main.



REF: S-8-17. . . June 28, 2017

7 - 5



7. Sanitary sewer is available to this site via sanitary sewer S-847-8” on the east side of

McCord Road or sanitary sewer S-840-8” on the east side of Wilford Ave. These sanitary sewers shall be labeled as such.

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

9. A set of design plans shall be submitted to the LCSE office for plan review and fee calculations.

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

11. The Lucas County Sanitary Engineer’s office shall receive 2 sets of approved plans including title sheets with all necessary signatures.

12. 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.

13. The county will lay out the water main and sewer line and all appurtenances prior to any

and all construction taking place. LCSE shall be notified 48 hours in advance of staking needed.



15. 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.

16. This site is subject to any and all Pay-Cash-To-Tap fees associated with all of the parcels included in this site and shall be paid in full prior to issuance of permits.

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

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

County Commissioners prior to beginning construction on the public portion(s) of this project.

REF: S-8-17. . . June 28, 2017

7 - 6



19. A preconstruction meeting will be required prior to any construction taking place. 20. LCSE would also like the signed mylar title sheet.

Lucas County Building Regulations

21. Submit construction documents for approval in accordance with the Ohio Building Code.

Lucas County Engineer

22. Detailed improvement plans for the development indicating proposed site grading, drainage, paving and utilities shall be submitted to the Lucas County Engineer. The Lucas County Engineer’s office will perform a detailed review and provide comments upon receipt of these plans.

23. Based on the University of Toledo Wetland Inventory, it appears there is potential for

wetlands located on the proposed site. If not already completed, due diligence and an investigation should be performed to determine the existence and/ or extend of any wetlands. If these areas are to be filled or disturbed, the owner shall contact the U.S. Army Corps of Engineers and Ohio E.P.A. to determine if any permits are required from these agencies prior to such activity.

24. 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 for site plans in accordance with Lucas County Requirements is required to be completed and submitted.

25. In accordance with Lucas County’s and Sylvania Township’s Storm Water Management Plan

and OEPA MS4 permit, a Long Term Maintenance Plan and BMP Maintenance Agreement shall be completed by the owner stating that they will maintain their storm water facilities. The Maintenance Agreement form is available on the County Engineer website at: www.lucascountyoh.gov/engineer .

26. The proposed access to McCord Road shall follow the requirements of the Lucas County

Access Management Regulations. A trip generation analysis shall be provided to determine if a full Traffic Impact Study will be required. An access permit application shall be submitted to the Lucas County Engineer’s Office for review and approval.

http://www.lucascountyoh.gov/engineer

REF: S-8-17. . . June 28, 2017

7 - 7



27. The proposed driveway onto McCord Rd. is shown with the north edge of pavement on the

property line adjacent to 2900 N. McCord Rd. The existing residential driveway for 2900 N. McCord Rd. is fairly close to the property line as well. If the proposed driveway is to remain in this location the existing residential driveway should be connected to the proposed driveway.

28. Provide twenty-five (25’) foot minimum uncurbed radii at the intersections of the proposed

entrances onto McCord Road and Wilford Road. Pavement grading on the proposed entrances must direct storm runoff away from the public roads.

29. In accordance with the Lucas County Major Highway and Street Plan, it is requested that an

additional highway and utility easement be dedicated along McCord Rd. in order to have a fifty (50’) foot total half width.

30. Sidewalks shall be constructed on along the west side of Wilford Rd. similar to what was

required of the adjacent developments to the south and across the street on the east side of Wilford Rd.

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

b. The proposed detention areas shall have maximum slopes of 3:1 and the water

quality structure should be located closer to the edge of the pond to provide access for future maintenance of the water quality device. The detention areas should be setback a minimum of 10 feet from property lines to provide future maintenance access around the pond and to provide a setback to the adjacent properties.

Sylvania Township Zoning Inspector

32. A public sidewalk is required along the McCord Road and Wilford Road frontages. Per

Sylvania Township Board of Trustees Resolution 16-096; “New developments and redevelopments of properties within the Township shall be required to have pedestrian access (sidewalks) on all sides of the property that adjoin a highway, street or roadway”

33. Interior sidewalks, while not required, are encouraged for safety and aesthetics. 34. The dimensions of the parking spaces shall be indicated on the site plan.

REF: S-8-17. . . June 28, 2017

7 - 8


Sylvania Township Zoning Inspector (cont’d)

35. The parcel at 2854 McCord Road abuts a C-4 zoned property at 2920 McCord Road.

Section 2202-D of the Sylvania Township Zoning Resolution (STZR) states; “When abutting a Commercial or Industrial District, a minimum forty (40) foot wide yard area shall be provided for the perimeter parcels.” The site plan indicates only a twenty (20’) foot wide yard area.

36. Section 2002-B of the STZR states; “A maximum of forty (40%) percent of the gross

parcel acreage shall be devoted to coverage by buildings, structures, street, driveway, or parking. The site plan shall indicate what the coverage is on this project.

37. The location of any dumpsters on the parcels shall be indicated on the site plan.

Dumpsters shall be sufficiently screened and the site plan shall indicate the height of enclosures and type of materials used.

38. Any exterior lighting shall be directed downward and not onto any adjacent residential parcels.

Sylvania Township Fire Rescue

39. Fire Department shall have access through gates, even without power. Gates shall be maintained in operable condition at all times. Gates shall be tested and accepted by the Fire Department.(OFC503.6)

40. Water lines and fire hydrants shall comply with Lucas County regulations and

requirements. If lines are to be private, annual maintenance is required on hydrants (OFC507.5.3).

41. Street to be 20' wide, exclusive of curbs (OFC503.2.1). 42. Signed "No Parking - Fire Lane" on the street (OFC503.3) 43. Street name shall be provided to Fire Department as soon as possible for updates to

response cards

Plan Commission

44. Common open spaces 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.

REF: S-8-17. . . June 28, 2017

7 - 9



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. Per Lucas County Subdivision Rules and Regulations Sec. 507.f, any subdivisions with adjacent undeveloped land create stub streets to connect future development. Carrietowne East has installed the stub street of Page Lindsay directly south of this site for access and future connectivity. The applicant has requested that connectivity to this stub street be waived. In the event this provision is not waived by the Sylvania Township Trustees, the site shall be redesigned to provide connectivity to Page Lindsey and shall remain open to two-way traffic and not be restricted in any way.

47. Per Lucas County Subdivision Regulations Sec. 518.a & Sylvania Township Board of Trustees Resolution 16-096, sidewalks shall be constructed along both the McCord Road and Wilford Road frontages.

48. Prior to the granting of any zoning permits, the Planned Unit Developments shall be

platted in accordance with applicable subdivision rules and regulations. 49. 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.

PRELIMINARY DRAWING SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-8-17 DATE: June 28, 2017 TIME: 9:00 a.m.


S-8-17 ID 125

GENERAL LOCATION

N

7 - 10

S-8-17 ID 125

ZONING & LAND USE

N

7 - 11

S-8-17 ID 125

SITE PLAN

N

7 - 12

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 june … · parcel under an r-a p.u.d. is 2.9 units per acre,...

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