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LUCAS COUNTY
PLAN COMMISSION
REPORT
March 28, 2018
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) JOHN ESCOBAR 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 - 2018
APPLICATION DEADLINE*
AGENDA SET
STAFF REPORT
DISTRIBUTED
HEARING DATE
CITY PLAN COMMISSION (HEARINGS BEGIN AT 2PM)
November 27 December 25 December 29 January 11
December 26 January 22 January 26 February 8
January 22 February 19 February 23 March 8
February 26 March 26 March 30 April 12
March 26 April 23 April 27 May 10
April 23 May 21 May 25 June 14
May 29 June 25 June 29 July 12
June 25 July 23 July 27 August 9
July 30 August 27 August 31 September 13
August 27 September 24 September 28 October 11
September 24 October 15 October 19 November 1**
October 22 November 19 November 23 December 6**
COUNTY PLANNING COMMISSION (HEARINGS BEGIN AT 9AM)
December 11 January 8 January 12 January 24
January 16 February 12 February 16 February 28
February 12 March 12 March 16 March 28
March 12 April 9 April 13 April 25
April 9 May 7 May 11 May 23
May 14 June 11 June 15 June 27
June 11 July 9 July 13 July 25
July 9 August 6 August 10 August 22
August 13 September 10 September 14 September 26
September 10 October 8 October 12 October 24
October 1 October 29 November 2 November 14**
November 5 December 3 December 7 December 19**
* County deadlines are for Preliminary Drawings ** Date shifts are due to holidays
BH/bh: 11/15/17
Conversion Table Toledo Zoning Code Update - Zoning District Designations
Existing District New District Effective June 6, 2004
R-A, Single Family R-B, Single Family
RS12, Single Dwelling
R-1, Single Family RS9, Single Dwelling R-2, Single Family RS6, Single Dwelling R-3, Two Family RD6, Duplex R-2A, Restricted Multi Family RM12, Multi Dwelling None RM24, Multi Dwelling R-4, Multi Family R-4A, Multi Family R-5, Multi Family
RM36, Multi Dwelling
R-MH, Manufactured Home RMH, Manufactured Housing Park Commercial Districts
C-1, Neighborhood N-MX, Neighborhood Mixed Use
CN, Neighborhood
C-2, Restricted Office C-7, Office Park
CO, Office
C-6-HS Redevelopment - Heritage South* C-6-LA, Redevelopment - Lagrange*
CS, Storefront
C-MX, Community Mixed Use CM, Mixed Use C-3, Commercial CR, Regional
C-4, Shopping Center CR-SO, Regional - Shopping Ctr. Sign Overlay
C-5, Central Business District CD, Downtown Industrial District
M-1, Restricted Industrial IL, Limited Industrial M-2, Industrial M-4, Warehouse
IG, General Industrial
M-3, Planned Industrial IP, Planned Industrial/Business Park Special Purpose District
P, Parks POS, Park & Open Space None IC, Institutional Campus
Overlay Districts CUP, Community Unit Plan None D.O.D, Downtown -DO, Downtown HD, Historic District -HO, Historic District MR-O, Maumee River -MRO, Maumee River None -UNO, Urban Neighborhood None -PO, Pedestrian None -SO, Shopping Center Sign *The Heritage South and Lagrange C-6 Standards remain unless repealed AN, 3-31-11
i
TOLEDO-LUCAS COUNTY PLAN COMMISSIONS
March 28, 2018 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-4-18: Replat of Lot E of the Villas of Deer Valley Plat 1, located at the NE corner of Coder Road and Deer Ridge Road (1 lot) (bh) ITEM NO.
ZONE CHANGE – SYLVANIA TOWNSHP
1. Z20-C1003: Zone change from R-3 PUD to R-1 at 3621 McCord Road
(bh) 2: Z20-C1004: Zone change from A-4 to C-2 at 3240 N. King Road (bh) 3. Z20-C1005: Zone Change from A-4 to C-2 at 3234 N. King Road (bh)
ZONE CHANGE – WATERVILLE TOWNSHIP 4. Z22-C130: Zone change from A to R-B at 8500 Dutch Road (bh)
SUBDIVISION – WATERVILLE TOWNSHIP
5. S -3-18: Preliminary Drawing of the Telluride Subdivision, located
north of Dutch Road, west of Waterville-Monclova Road (bh)
ii
SPECIAL STUDY – SYLVANIA TOWNSHIP 6. M-2-18 Review and Adoption of 2018 Sylvania Township Land
Use Plan (bh)
CHAIRMAN’S REPORT
DIRECTOR’S REPORT
ADJOURNMENT
1 - 1
REF: Z20-C1003 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Zone Change from R-3 Residential PUD to R-1 Residential
Location - 3621 McCord Road Applicant - Buckeye Real Estate Group, LLC 7596 Kings Pointe Toledo, OH 43617 Engineer - Greg Feller Feller, Finch & Associates, Inc. 1683 Woodland Drive Maumee, OH 43537
Site Description
Zoning - R-3 Residential PUD Area - ± 1.430 Acres Frontage - ± 310 Feet along McCord Road Existing Use - Undeveloped
Area Description North - Single Family Residential / R-1 Residential South - University Parks Trail / R-A Suburban Residential East - Single Family Residential / A-4 Rural Residential West - Single Family Residential / R-1 Residential Parcel History
Z20-C593 - Zone Change request from A-3 Agriculture to R-1
Residential (PC recommend approval 8/9/90, Trustees approved subject to platting 10/18/90)
S-1-91 - Preliminary Drawing for FOUR OAKS (PC
recommend approval 3/7/91 to the City of Sylvania, final plat not submitted)
REF: Z20-C1003. . . March 28, 2018
1 - 2
GENERAL INFORMATION (cont’d)
Parcel History (cont’d)
Z20-C879 - Zone Change request from A-3 to PUD for an eight
(8) unit development. (PC recommend approval 9/23/09, Trustees approved 11/4/09)
Z20-C934 - Zone Change request from PUD to R-1. (PC
recommend approval 10/27/04, Trustees approved 12/16/04)
Z20-C962 - Zone Change request from R-1 to R-3 PUD. (PC
recommend approval 10/23/13, Trustees approved 12/3/13)
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 applicant is requesting a Zone Change from R-3 Residential PUD to R-1 Residential for the 1.430 acre property located at 3621 McCord Road. Surrounding land uses include single family uses to the north, east and west and the University Parks Trail to the south. The applicant is requesting the Zone Change to split the parcel into four (4) single family lots. In 1990, this site was approved for R-1 zoning with a similar four (4) lot layout. The Zone Change was approved subject to platting. Platting was required in order to secure additional right-of-way along McCord Road; construct various public improvements; and to insure proper drainage review by the Lucas County Engineers office. Furthermore, the subject property is contiguous to an established single family subdivision that is Zoned R-1 Residential. The 2018 Sylvania Township Land Use Plan recommends this area for Low/Medium Density Residential uses. The Low/Medium Density Residential designation specifically identifies R-1 Residential as a corresponding zoning district. The plan states that single-family uses are typically permitted at densities that range between 1 and 6 units per acre.
Staff recommends approval based on the property’s location in conjunction to contiguous R-1 Residential Zoning and single family uses; the previous approval of R-1 Residential Zoning; and its consistency with the 2018 Sylvania Township Land Use Plan. Additionally, the Zone Change is anticipated to have minimal adverse impacts on surrounding properties.
REF: Z20-C1003. . . March 28, 2018
1 - 3
STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z20-C1003, a Zone Change from R-3 Residential PUD to R-1 Residential for the property located at 3621 McCord Road, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:
1. The proposed Zone Change is compatible with surrounding zoning and uses;
2. The proposed Zone Change is consistent with the 2018 Sylvania Township Land Use Plan ; and
3. The proposed Zone Change is anticipated to have minimal adverse impacts on
surrounding properties.
ZONE CHANGE SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1003 DATE: March 28, 2018 TIME: 9:00 a.m.
BH Three (3) sketches follow
GENERAL LOCATION
Z20-C1003
ID 110
1 -4
ZONING & LAND USE
Z20-C1003
ID 110
1 -5
Z20-C1003 ID 110
SITE PLAN
N
1 - 6
2 - 1
REF: Z20-C1004 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Zone Change from A-4 Rural Residential to C-2 General Commercial
Location - 3240 N King Road Owner - James & Bonnie Stallsworth 3240 N King Road Toledo, OH 43617 Agent - Sam Zyndorf Signature Associates Four Seagate, Suite 608 Toledo, OH 43604
Site Description
Zoning - A-4 Rural Residential Area - ± .787 Acres Frontage - ± 117 Feet along King Road Existing Use - Single Family Residential
Area Description North - Undeveloped Land / C-2 General Commercial South - Single Family Residential / C-2 General
Commercial (Pending Zone Change) East - Undeveloped Land / C-2 General Commercial West - Single Family Residential / C-2 General
Commercial Parcel History
No Parcel History on File.
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”)
REF: Z20-C1004. . . March 28, 2018
2 - 2
STAFF ANALYSIS The request is a zone change from A-4 Rural Residential to C-2 General Commercial for property located at 3240 N King Road. The property is currently developed with a single-family residence. The applicant is requesting the zone change so that the zoning is consistent with surrounding zoning and to reduce delays for future commercial development. Adjacent land uses include the undeveloped land to the north and east and single family residential uses to the south and west. The 2018 Sylvania Township Land Use Plan recommends this area of the Central Avenue West/Farmbrook Planning Area for General Commercial uses. The General Commercial designation specifically identifies C-2 General Commercial as a corresponding zoning district. The C-2 zoning district permits a range of uses such as larger commercial uses along major highways or thoroughfares. Based on the property’s location in conjunction with C-2 General Commercial zoning in the immediate area, consistency with the 2018 Sylvania Township Land Use Plan and compatibility with other commercial uses in the area, the proposed Zone Change is anticipated to have minimal adverse impacts on surrounding properties. Therefore, staff recommends approval of the Zone Change from A-4 Rural Residential to C-2 General Commercial. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z20-C1004, a Zone Change from A-4 Rural Residential to C-2 General Commercial for the property located at 3240 N King Road, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:
1. The proposed Zone Change is compatible with surrounding zoning and uses.
2. The proposed Zone Change is consistent with the 2018 Sylvania Township Land Use Plan ; and
3. The proposed Zone Change is anticipated to have minimal adverse impacts on
surrounding properties.
ZONE CHANGE SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1004 DATE: March 28, 2018 TIME: 9:00 a.m.
BH Two (2) sketches follow
GENERAL LOCATION
Z20-C1004
ID 110
2 -3
ZONING & LAND USE
Z20-C1004
ID 110
2 -4
3 - 1
REF: Z20-C1005 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Zone Change from A-4 Rural Residential to C-2 General Commercial
Location - 3234 N King Road Owner - Donald & Peggy Crawford 3234 N King Road Toledo, OH 43617 Agent - Sam Zyndorf Signature Associates Four Seagate, Suite 608 Toledo, OH 43604
Site Description
Zoning - A-4 Rural Residential Area - ± .622 Acres Frontage - ± 93 Feet along King Road Existing Use - Single Family Residential
Area Description North - Single Family Residential / C-2 General
Commercial (Pending Zone Change) South - Emergency Medical Center / C-2 General
Commercial East - Undeveloped Land / C-2 General Commercial West - Single Family Residential / C-2 General
Commercial Parcel History
No Parcel History on File.
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”)
REF: Z20-C1005. . . March 28, 2018
3 - 2
STAFF ANALYSIS The request is a zone change from A-4 Rural Residential to C-2 General Commercial for property located at 3234 N King Road. The property is currently developed with a single-family residence. The applicant is requesting the zone change so that the zoning is consistent with surrounding zoning and to reduce delays for future commercial development. Adjacent land uses include a single family residence to the north and west, undeveloped land to the east and an emergency medical center to the south. The 2018 Sylvania Township Land Use Plan recommends this area of the Central Avenue West/Farmbrook Planning Area for General Commercial uses. The General Commercial designation specifically identifies C-2 General Commercial as a corresponding zoning district. The C-2 zoning district permits a range of uses such as larger commercial uses along major highways or thoroughfares. Based on the property’s location in conjunction with C-2 General Commercial zoning in the immediate area, consistency with the 2018 Sylvania Township Land Use Plan and compatibility with other commercial uses in the area, the proposed Zone Change is anticipated to have minimal adverse impacts on surrounding properties. Therefore, staff recommends approval of the Zone Change from A-4 Rural Residential to C-2 General Commercial. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z20-C1005, a Zone Change from A-4 Rural Residential to C-2 General Commercial for the property located at 3234 N King Road, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:
1. The proposed Zone Change is compatible with surrounding zoning and uses.
2. The proposed Zone Change is consistent with the 2018 Sylvania Township Land Use Plan ; and
3. The proposed Zone Change is anticipated to have minimal adverse impacts on
surrounding properties.
ZONE CHANGE SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1005 DATE: March 28, 2018 TIME: 9:00 a.m.
BH Two (2) sketches follow
GENERAL LOCATION
Z20-C1005
ID 110
3 -3
ZONING & LAND USE
Z20-C1005
ID 110
3 -4
4 - 1
REF: Z22-C130 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Zone Change from A Agriculture to R-B Suburban Residential
Location - 8500 Dutch Road Applicant - Josh Doyle DD Assets, LLC PO Box 161 Monclova, OH 43542 Attorney - Jerome Parker 1 Seagate, Suite 1645 Toledo, OH 43604 Engineer - Greg Boudouris ESA Engineers, Surveyors & Associates, LLC 5353 Secor Road Toledo, OH 43623
Site Description
Zoning - A Agriculture Area - ± 40.885 Acres Frontage - ± 570 Feet along Dutch Road Existing Use - Agriculture
Area Description North - Single Family Residential / R-C Suburban
Residential South - Single Family Residential & Agriculture / A
Agriculture East - Single Family Residential & Agriculture / R-B
Suburban Residential West - Single Family Residential & Agriculture / R-B
Suburban Residential
REF: Z22-C130. . . March 28, 2018
4 - 2
GENERAL INFORMATION (cont’d)
Parcel History
S-3-18 - Preliminary Drawing for TELLURIDE (Companion
Case)
Applicable Plans and Regulations Waterville Township Zoning Resolution Waterville Township Land Use Plan 2010 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)
STAFF ANALYSIS The applicant is requesting a Zone Change from A Agriculture to R-B Suburban Residential for the 40.885 acre property located at 8500 Dutch Road. The property currently is used for agricultural uses. Surrounding land uses include Crimson Hollow Subdivision to the north, Coventry Glenn Subdivision to the east and single family and agricultural uses to the south and west. A companion Preliminary Drawing application accompanies this case. The applicant is requesting the Zone Change to consolidate the parcel with contiguous property to the west and construct a ninety-two (92) unit single family subdivision. The proposed subdivision is similar in character and density to two (2) nearby established subdivisions. Crimson Hollow located partially in Waterville Township is zoned R-B and is constructed at a density of 1.8 units per acre. Coventry Glenn is also zoned R-B and is constructed at a density of 1.6 units per acre. The proposed ninety-two (92) unit subdivision equates to a density of 1.53 units per acre. The 2010 Waterville Township Land Use Plan recommends this area for residential uses. The plan identifies this area for densities that range between 2 and 4 units per acre when water and sewer is provided. The plan further states that subdivisions that are contiguous to existing development will be preferred over leapfrog development. The proposed density is at a range that is consistent with both the Land Use Plan and Zoning Resolution and the proposed subdivision is located contiguous to existing developments.
Based on the property’s location in conjunction to contiguous R-B Suburban Residential and consistency with the 2010 Waterville Township Land Use Plan, staff recommends approval of this Zone Change from A Agriculture to R-B Suburban Residential. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z22-C130, a Zone Change from A Agriculture to R-B Suburban Residential for the property located at 8500 Dutch Road, to the Waterville Township Zoning Commission and Trustees for the following three (3) reasons:
REF: Z22-C130. . . March 28, 2018
4 - 3
STAFF RECOMMENDATION (cont’d)
1. The proposed Zone Change is compatible with surrounding zoning and uses.
2. The proposed Zone Change is consistent with the 2010 Waterville Township Land Use Plan; and
3. The proposed Zone Change is anticipated to have minimal adverse impacts on
surrounding properties.
ZONE CHANGE WATERVILLE TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z22-C130 DATE: March 28, 2018 TIME: 9:00 a.m.
BH Three (3) sketches follow
GENERAL LOCATION
Z22-C130
ID 147
4 -4
ZONING & LAND USE
Z22-C130
ID 147
4 -5
BLANK PAGE
5 - 1
REF: S-3-18 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Preliminary Drawing for TELLURIDE Location - 5588 & 8500 Dutch Road Applicant - Josh Doyle DD Assets, LLC PO Box 161 Monclova, OH 43542 Attorney - Jerome Parker 1 Seagate, Suite 1645 Toledo, OH 43604 Engineer - Greg Boudouris ESA Engineers, Surveyors & Associates, LLC 5353 Secor Road Toledo, OH 43623
Site Description
Zoning - A Agriculture and R-B Suburban Residential (R-B for Entire Site Pending) Area - ± 60.19 Acres Frontage - ± 1193 Feet along Dutch Road Existing Use - Agriculture
Area Description North - Single Family Residential / R-B & R-C Suburban
Residential South - Single Family Residential & Agriculture / A
Agriculture East - Single Family Residential / R-B Suburban
Residential West - Single Family Residential & Agriculture / A
Agriculture
REF: S-3-18. . . March 28, 2018
5 - 2
GENERAL INFORMATION (cont’d) Parcel History
S-28-04 - Preliminary Drawing for Crimson Hollow Plat 7
(PC approved with conditions 3/23/05 and re-approved 3/28/07)
Z22-C92 - Zone Change request from A Agriculture to R-B
Suburban Residential (PC recommend approval 3/23/05, Trustees approved 5/11/05)
Z22-C130 - Zone Change request from A Agriculture to R-B
Suburban Residential (Companion Case)
Applicable Plans and Regulations Waterville Township Zoning Resolution Waterville Township Land Use Plan 2010 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 Telluride Subdivision located at 5588 & 8500 Dutch Road. Surrounding land uses include Crimson Hollow Subdivision to the north, Coventry Glenn Subdivision to the east and single family and agricultural uses to the south and west. A companion Zone Change application accompanies this case. DENSITY
The applicant is requesting that the companion R-B Zone Change is required in order to construct ninety-two (92) single-family dwellings on the 60.19 acre site. This equates to a density of 1.53 units per acre. The proposed densities are similar to nearby developments including Crimson Hollow directly to the north and Coventry Glenn to the east.
PROPOSED LAYOUT
The subdivision will be accessed from Dutch Road and connects to cul-de-sacs that are located off of the main roadways throughout the development. All roadways within the subdivision will be public with sixty feet (60’) of right-of-way and twenty-seven feet (27’) of pavement. The average single family lot is approximately 17,500 square feet in size with an average frontage of 105 feet along the proposed public roadway. The northern most cul-de-sacs accommodate larger lots with an average size of approximately 39,000 square feet.
REF: S-3-18. . . March 28, 2018
5 - 3
STAFF ANALYSIS (cont’d)
The Lucas County Subdivision Rules and Regulations, Sec. 507.f, requires that any subdivisions with adjacent undeveloped land be connected via stub streets to future development. Furthermore, access streets shall be spaced not less than 800 or more than 1,500 feet apart. The site lies between two (2) platted subdivisions, Crimson Hollow and Coventry Glenn. Both have reserved land for future connectivity to all adjacent undeveloped lands. The applicant is proposing connectivity to Crimson Hollow in addition to providing a stub street to the undeveloped parcel to the west. However, no connectivity is proposed to Coventry Glenn. The Preliminary Drawing for Coventry Glenn was approved in 2004 and included a stub street to the subject property. The Coventry Glenn layout has become vested and staff advised the applicant in a pre-development meeting that a connection will be required. The applicant is requesting a waiver of this connectivity requirement. Staff recommends that the Plan Commission deny the waiver because connectivity is necessary for safety and ease of circulation. Additionally, Sec. 509 identifies a maximum cul-de-sac length in a residential subdivision as 1,000 feet without providing a secondary connection. The cul-de-sac located in “Plat 8” exceeds 1,000 feet; however based on the vested design of both Crimson Hollow to the west and Coventry Glenn to the east, staff supports a waiver of the proposed cul-de-sac design and length. The Lucas County Subdivision Regulations also requires sidewalks to be constructed on both sides of all streets in the subdivision and along the north side of Dutch Road. The Lucas County Planning Commission, in conjunction with the Lucas County Board of Commissioners and Township Trustees, may also require that three percent (3%) of the land area included in a subdivision consisting of fifty (50) or more gross acres be conveyed to Lucas County, the township, a park board or a homeowners association for park purposes. Such land to be conveyed may include detention/retention areas and/or ponds/lakes. In lieu of the conveyance for park purposes, the Lucas County Planning Commission may, in conjunction with the Lucas County Board of Commissioners, the Township Trustees and the subdivider agree upon an amount of money for the subdivider to pay for the maintenance of a park in the vicinity of the subdivision which is likely to be used by the subdivision residents. This has been addressed via a condition of approval. LAND USE PLAN The 2010 Waterville Township Land Use Plan recommends this area for residential uses. The plan identifies this area for densities that range between 2 and 4 units per acre when water and sewer is provided. The plan further states that subdivisions that are contiguous to existing development will be preferred over leapfrog development. The proposed density is at a range that is consistent with both the Land Use Plan and Zoning Resolution and the proposed subdivision is located contiguous to existing developments.
REF: S-3-18. . . March 28, 2018
5 - 4
STAFF ANALYSIS (cont’d)
Based on the property’s location in conjunction to other similar residential developments, Plan Commission approvals of similar projects in the immediate area, and consistency with the Waterville Township Land Use Plan, staff recommends approval of the ninety-two (92) lot single-family unit Preliminary Drawing for TELLURIDE.
STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission approve S-3-18, a Preliminary Drawing for TELLURIDE, located at 5588 & 8500 Dutch Road, for the following three (3) reasons:
1. The request is compatible with the surrounding residential uses in terms of density and
zoning.
2. The proposed use is consistent with the 2010 Waterville Township Land Use Plan and Zoning Resolution; and
3. The proposed use is anticipated to have minimal adverse impacts on surrounding
properties.
The staff recommends that the Lucas County Planning Commission recommend the following actions on the waivers requested for the Preliminary Drawing for TELLURIDE, located at 5588 & 8500 Dutch Road, to the Lucas County Plan Commission: Section 507 Street Design and Construction Sec. 507(a) Special Street Types Connectivity to previously approved temporary dead-end stub streets is required. Temporary dead-end streets shall extend to the boundary of such undeveloped acreage and shall be provided with an interim turnaround. Deny a waiver of the connectivity to previously approved temporary dead-end stub streets requirement. Section 507 Street Design and Construction Sec. 507(b) Special Street Types Except in those situations where unusual circumstances exist, cul-de-sac streets shall not exceed a length of one thousand (1,000) feet measured to the center of the radius of the turnaround. Approve a waiver of the cul-de-sac street indentified in “Plat 8” to exceed a length of one thousand (1,000) feet based on the existing layout of development located on each side of the cul-de-sac.
REF: S-3-18. . . March 28, 2018
5 - 5
STAFF RECOMMENDATION (cont’d)
The staff further recommends that the Lucas County Planning Commission approve S-3-
18, a Preliminary Drawing for TELLURIDE, located at 5588 & 8500 Dutch Road, subject to the following forty-five (45) conditions:
Lucas County Sanitary Engineer
1. Water main taps and services shall be installed at time of construction by City of Toledo
– Division of Water and shall meet their standards and specifications. This shall be stated on the plans. The City of Toledo shall install these taps at the contractor’s expense.
2. Sanitary sewer services shall be provided to all units within the development and shall meet LCSE standards and specifications
3. The Lucas County Sanitary Engineer’s office shall receive 3 sets of detailed plan and profile utility drawings including title sheets with all necessary signatures prior to construction.
4. The Lucas County Sanitary Engineer’s office will need a copy of the electronic files for as-built purposes.
5. All water and/or sewer main construction shall be inspected by a LCSE representative. LCSE shall be notified 48 hours in advance of construction taking place.
6. This site is subject to Lucas County water supply and sanitary sewer connection charges
and shall be paid in full prior to issuance of permits.
7. This site may also need to be reviewed by the local fire department and the City of Toledo – Engineering Service.
8. LCSE will need a copy of the approved OEPA plans when they become available.
9. A preconstruction meeting will need to be scheduled prior to any construction taking place.
10. Each plat shall consists of its own plan and profile drawings and be its own set of plans submitted separately. Each plat will have a waterline plan and a sewer line plan.
11. The developer shall enter into a private agreement with the Lucas County Board of County Commissioners and all water and sewer usage fees along with any area charges, ag deferment fees, pay-cash-to-tap charges, etc. shall be paid in full prior to any construction taking place.
REF: S-3-18. . . March 28, 2018
5 - 6
STAFF RECOMMENDATION (cont’d) Lucas County Engineer
12. 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.
13. 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.
14. Footer tile outlets shall be provided to all lots unless basements and crawl spaces are
prohibited by a plat recitation.
15. Right-of-way areas along Dutch Road shall be graded to provide roadside ditch swales, storm drainage and adequate shoulder widths.
16. Pavement grading on Telluride Blvd. shall direct storm water runoff away from the Dutch
Road pavement.
17. In the event that earth mounds and landscaping are proposed along Dutch Road, locations for these items shall be outside the right-of-way.
18. 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 Dutch Road.
19. The fifty (50) foot half right of way as shown along the north side of Dutch Road is
acceptable in accordance with the Lucas County Major Street and Highway Plan.
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. A drainage easement for Buchman Ditch shall be platted with a width from top of bank to top of bank plus 20 feet on one side.
22. 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. Allowable drainage outlet flows to Buchman Ditch shall be determined. Allowable flows will be based on the contributing drainage areas in existing conditions and the design capacity of the ditch.
b. Buchman Ditch shall be cleaned and grading and ditch cross section improvements made as necessary to allow for its use as the subdivision drainage outlet.
REF: S-3-18. . . March 28, 2018
5 - 7
STAFF RECOMMENDATION (cont’d) Lucas County Engineer (cont’d)
c. The storm water detention areas should be constructed on a separate, non-buildable lots.
Plat recitations and deed covenants will be required to address ownership and maintenance of detention areas, and to prohibit filling, alteration and obstruction of the areas.
d. 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 areas for wet ponds. Access will need to be provided to the storm water detention areas for future overall maintenance and water quality structure maintenance.
e. Rear yard catch basins, drainage swales and easements will be required in accordance with Lucas County Drainage Standards.
23. The proposed ponds should include safety grading near the top of the pond banks. A fence
shall be provided along the southerly side of the pond along Dutch Road.
24. Provide 25 foot minimum radii at interior intersections and 35 foot minimum uncurbed radii at the intersections with Dutch Road.
25. Use a thirty-one (31) foot pavement width (back of curb to back of curb) on the north/south
access roadway between Dutch Road and the intersection at Lot 37 & 82.
26. In order to provide access for emergency services and maintenance vehicles to Crimson Hollow Plats 7 & 8 which are located in Waterville Township and served by the City of Waterville Fire Station to the south, the roadway connection from Dutch Rd. to the existing Sweetgum Drive shall be constructed no later than with the second plat of the subdivision.
27. Construct a left turn lane on Dutch Road at the new subdivision entrance. Use a twelve (12)
foot wide turn lane width and 50 to 1 tapers from the two lane pavement to the widened pavement. The turn lane length will be determined based on a traffic analysis completed by the Developer’s Engineer as approved by the Lucas County Engineer’s Office.
28. The Lucas County Engineer’s Office has always been a proponent of providing stub streets
and cross access, where feasible, for both residential and commercial developments. From a safety and capacity standpoint, this typically allows for vehicular and pedestrian trips to happen on the lower speed local street network which in turn helps to reduce traffic conflicts, congestion and delay on the County Highway System.
REF: S-3-18. . . March 28, 2018
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STAFF RECOMMENDATION (cont’d) Lucas County Engineer (cont’d)
As identified in the Lucas County Subdivision Rules and Regulations, Section 100, Purpose and Intent, one of the primary objectives of the regulations is to provide “Safe and convenient vehicular and pedestrian circulation within, adjacent and between subdivisions.” Also this is further supported in Section 503 (c.) …”The street patterns shall include some extensions to the boundaries of the development to provide circulation between adjoining neighborhoods…” A cul-de-sac is proposed in Plat 1 as shown and will negate the stub street connection approved with the preliminary drawing for Coventry Glen subdivision to the east. This connection is feasible and will set a very bad precedent if approved as proposed. A street connection shall be provided to the stub street in the Coventry Glen Subdivision.
29. 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.
30. 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.
31. Street lighting shall be provided in the subdivision using the lighting district petition process
through the Township Trustees or by the developer.
32. 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.
33. 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.
Lucas County Mecca 911
34. Street name discrepancies include: Michelle Drive (Toledo) & Norwood Court (Toledo). The use of another street name or street suffix is recommended.
REF: S-3-18. . . March 28, 2018
5 - 9
STAFF RECOMMENDATION (cont’d) Waterville Gas
35. Street tie-in with Crimson Hollow via Sweetgum Drive & Josie Street should be completed in a timely manner. By connecting these two subdivisions sooner rather than later would allow for a two way natural gas feed into each subdivision as well as a quicker route for emergency responding for gas calls to either subdivision whether it be off Stitt Road or Dutch Road.
Waterville Township Zoning Inspector
Comments not received at this time.
Waterville Township Fire Rescue
Comments not received at this time.
Plan Commission
36. No final plats shall be approved until the Township authorizes final zoning changes in accordance with Zone Change Z22-C130.
37. 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.
38. A recitation shall be placed on the Final Plat and within the deed restrictions station that each lot owner will be responsible for an equal share of the tax liability for the storm water detention area.
39. Three percent (3%) of the land included in a subdivision consisting of fifty (50) or more gross acres be conveyed to Lucas County, the township, a park board or a homeowners association for park purposes. In lieu of the conveyance for park purposes, the Lucas County Planning Commission may, in conjunction with the Lucas County Board of Commissioners, the Township Trustees and the subdivider agree upon an amount of money for the subdivider to pay for the maintenance of a park in the vicinity of the subdivision which is likely to be used by the subdivision resident.
40. 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.
REF: S-3-18. . . March 28, 2018
5 - 10
STAFF RECOMMENDATION (cont’d) Plan Commission (cont’d)
41. Per Lucas County Subdivision Rules and Regulations Sec. 507.f, any subdivisions with
adjacent undeveloped land create stub streets to connect future development. The applicant has requested a waiver of the stub street requirement to the east where abutting Coventry Glenn Subdivision. Staff does not support this waiver and recommends that connectivity be provided where Coventry Glenn was approved in 2004 with a stub street to the subject property. Future connectivity shall remain open to two-way traffic and not be restricted in any way.
42. Per Lucas County Subdivision Rules and Regulations Sec. 509, maximum cul-de-sac length in a residential subdivision shall not exceed 1,000 feet without providing a secondary connection. The applicant is requesting a waiver of the cul-de-sac street indentified in “Plat 8” to exceed a length of one thousand (1,000) feet. If a waiver is not granted the applicant shall be modified to comply with this section.
43. 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 Dutch Road.
44. Per section 704 of the Lucas County Subdivision Regulations, street trees shall be installed along all streets in a major subdivision and shall meet the spacing criteria of said section.
45. The Preliminary Drawing shall be valid for a three (3) year period from the date of approval by the Planning Commission.
PRELIMINARY DRAWING WATERVILLE TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-3-18 DATE: March 28, 2018 TIME: 9:00 a.m.
BH Three (3) sketches follow
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REF: M-2-18 DATE: March 28, 2018
GENERAL INFORMATION
Subject
Request - Adoption of the 2018 Sylvania Township Land Use Plan
Applicant - Sylvania Township
STAFF ANALYSIS Sylvania Township and Reveille Ltd have worked for the past fifteen (15) months to update the Sylvania Township Land Use Plan. Some of the plan themes included as part of the update are: promotion of mixed land uses; changes in demographic and economic trends; updating of zoning and land use tools; beautification; enhanced partnerships and refining recreational opportunities. Staff will expand on these themes and outline other topics and strategies identified throughout the plan. Public Participation Plan themes and strategies were addressed by a steering committee and sixty (60) individuals from the private and public sectors in three (3) focus groups. Two (2) interactive surveys were utilized during the planning process. Surveys included an eighteen (18) question community survey and a twelve (12) question survey of Sylvania Northview and Southview High School Seniors. The plan also solicited input from two (2) community forums that were held in December 2016 and June 2017. The plan will be used for the evaluation of development; land use and zone change proposals; to create and enhance community programs; and to make capital improvement decisions. Population and Demographics An important part of any land use plan is to understand the population and demographics of the study area. A portion of this plan is based upon a demographics benchmark report. The Township Leaders and Focus Group Members wanted comparisons to the next closest peer. As a result, an analysis of Sylvania and Sylvania Township was compared to Perrysburg and Perrysburg Township. Benchmarks included population growth of 9.2% from 2000 to 2015; median age of 43.4 years old; median household income of $76,137; and 45.4% of the population over 25 years old holding a bachelor’s degree of higher. These are all important factors in determining types of development trends, amenities and infrastructure improvements in the future.
REF: M-2-18. . . March 28, 2018
6 - 2
Environmental Considerations Ten Mile Creek is the primary watercourse in the township. The plan indicates that the condition of the creek is critical given that it is the principal storm water carrier and that it flows through the core of the Township. Ten Mile Creek has the potential to serve as a storm water management and recreational asset in the Township. In 2011, the Township Trustees voted to adopt the Lucas County Storm Water Utility in conjunction with the Clean Water Act to alleviate areas known to flood along Ten Mile Creek. Part of the Clean Water Act regulates the discharge of fill material into waterways including wetlands. Future consideration should be placed on continuing to improve these environmental issues as development continues to increase in the Township. Parks and Recreational Assets Sylvania Township is supported by three (3) park organizations: The Olander Parks System (TOPS), the Sylvania Area Joint Recreation District (SAJRD) and Metroparks Toledo. Metroparks Toledo currently oversees fourteen (14) parks throughout Lucas County, two (2) of which include Secor Metropark and Wildwood Preserve that have major footprints in the Township. The TOPS System is comprised of seven (7) properties (260 acres) and SAJRD was developed in order to provide recreational programs and facilities such as Pacesetter Park. The SAJRD Program participation has grown more than 200% since its inception in 1998. Improved recreational opportunities were identified as the highest priority in the community survey. Transportation and Connectivity During the planning process, the survey noted a desire to improve existing roads and pedestrian connectivity while providing new growth areas with a range of transportation and mobility choices. Transportation issues mentioned most frequently are related to problematic intersections or the lack of pedestrian connectivity or safety. Areas noted included high volume areas such as Central and Percentum and King and Sylvania, while improvements such as sidewalks, curbs and lighting were identified. Planning Areas, Issues and Recommendations A unique change in the Land Use Plan Update includes the introduction of “Planning Areas”. The Township has been divided into ten (10) planning areas to make it easier for residents and community officials to relate to the Plan; identify and address issues specific to a particular area; and manage recommendations. Each Planning Area identifies existing land uses; environmental considerations; transportation; planning issues; areas of concern; and land use and zoning recommendations. This provides a unique look at smaller areas and the major characteristics that make up the planning area and some of the challenges it may face.
REF: M-2-18. . . March 28, 2018
6 - 3
General Recommendations The Land Use Plan Strategies are based on four (4) main themes: connectivity, economic prosperity, quality of life and land use / zoning. Connectivity:
The plan identifies the need for future connectivity in terms of pedestrian and bicycle mobility while addressing vehicular access management. Ideas include areas for connector roadways; access management policies; complete streets policies; a bikeway initiative plan and wayfinding. Economic Prosperity Solutions: Solutions and strategies noted in the plan include expanding community reinvestment areas; implanting effective nuisance and property maintenance standards; identifying incentives maintenance and improvement tools for housing and infrastructure in targeted neighborhoods; and improving gateways in the Township. Quality of Life: Township officials rely on the guidance from the Lucas County Engineer; Sanitary Engineer; County Commissioners; Plan Commission; and three (3) Park Districts to insure a quality of life is maintained for is residents. Services typically provided include roadway issues, water needs, floodplain issues and combating blight. Land Use / Zoning: The plan indentifies the need to update the Township Zoning Resolution in an effort to streamline the document; improve the visual appearance; enhance the community brand; and promote additional density while protecting the environment. Other issues include updating the existing Central Avenue Overlay District in order to adjust the boundaries to ensure the most appropriate usage of the highway frontage. Continued pressure from the office/ retail development community and even residential developments has created the potential for additional overlay districts along these corridors. Future overlays could improve aesthetics, accessibility, buffering all while minimizing use conflicts. In addition to future overlays, a mixed use zoning district may be pursued to promote higher density residential and commercial developments.
REF: M-2-18. . . March 28, 2018
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Future Land Use Plan The Future Land Use Plan is a primary element of the land use plan that is based upon an analysis of existing conditions; planning policies for community and regional development; results of the community survey; and other issues that surfaced during the planning process of this document. The Future Land Use Plan sets the tone for future growth and development that is implemented through tools such as the zoning resolution. Plan Implementation The strategies identified in the plan were developed in conjunction with public input and took into account past, current and projected issues. The plan is designed to provide the Township Officials, residents and other stakeholders with visions and strategies to guide the Township in the future. The plan is intended to be used in planning and zoning, future land use map, neighborhood and capital improvement, intergovernmental relations and plan review situations. The staff participated in the preparation of the plan and considers the final product reflective of the wishes of Sylvania Township. STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission recommend approval of the 2018 Sylvania Township Land Use Plan to the Sylvania Township Zoning Commission and Trustees.
LAND USE PLAN LUCAS COUNTY PLANNING COMMISSION REF: M-2-18 DATE: March 28, 2018 TIME: 9:00 a.m.
BH
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 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 419-245-6568 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 06/17 jl
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Toledo - Lucas County General Street MapN
