LUCAS COUNTY PLAN COMMISSION REPORT May 27

LUCAS COUNTY

PLAN COMMISSION

REPORT

May 27, 2020

Toledo-Lucas County Plan Commissions One Government Center, Suite 1620, Toledo, OH 43604 Phone 419-245-1200, FAX 419-936-3730 MEMBERS OF THE TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

TOLEDO CITY PLAN COMMISSION LUCAS COUNTY PLANNING COMMISSION

KEN FALLOWS DON MEWHORT (Chairman) (Chairman)

ERIC GROSSWILER MICHAEL W. DUCEY (Vice Chairman) (Vice Chairman)

JULIA BRYANT TINA SKELDON WOZNIAK (County Commissioner) JOHN ESCOBAR PETER GERKEN BRANDON REHKOPF (County Commissioner)

GARY L. BYERS (County Commissioner)

MIKE PNIEWSKI

KEN FALLOWS

MEGAN MALCZEWSKI

JULIA BRYANT

BRANDON REHKOPF

JOSHUA HUGHES

THOMAS C. GIBBONS, SECRETARY

LISA COTTRELL, ADMINISTRATOR

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS APPLICATION DEADLINE, AGENDA, STAFF REPORT AND HEARING SCHEDULE - 2020

APPLICATION AGENDA STAFF HEARING DEADLINE* SET REPORT DATE DISTRIBUTED CITY PLAN COMMISSION (HEARINGS BEGIN AT 2PM) November 25 December 20 December 27 January 9 December 30 January 27 January 31 February 13 January 27 February 24 February 28 March 12 February 24 March 23 March 27 April 9 March 30 April 20 April 24 May 14 April 27 May 25 May 29 June 11 May 25 June 22 June 26 July 9 June 29 July 20 July 24 August 13 July 27 August 24 August 28 September 10 August 24 September 21 September 25 October 8 September 21 October 19 October 23 November 5** October 19 November 16 November 20 December 3**

COUNTY PLANNING COMMISSION (HEARINGS BEGIN AT 9AM) December 9 January 6 January 10 January 22 January 13 February 10 February 14 February 26 February 10 March 9 March 13 March 25 March 11 April 8 April 10 April 22 April 13 May 11 May 15 May 27 May 11 June 8 June 12 June 24 June 8 July 6 July 10 July 22 July 13 August 10 August 14 August 26 August 10 September 7 September 11 September 23 September 14 October 12 October 16 October 28 October 5 November 2 November 6 November 18** November 2 November 30 December 4 December 16**

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

TCG/tg: 8/23/19 Conversion Table Toledo Zoning Code Update - Zoning District Designations

Existing District New District Effective June 6, 2004 R-A, Single Family R-B, Single Family RS12, Single Dwelling R-1, Single Family RS9, Single Dwelling R-2, Single Family RS6, Single Dwelling R-3, Two Family RD6, Duplex R-2A, Restricted Multi Family RM12, Multi Dwelling None RM24, Multi Dwelling R-4, Multi Family R-4A, Multi Family RM36, Multi Dwelling R-5, Multi Family 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

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

May 27, 2020 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-5-20: Final Plat of Brookside Plat Eight, located west of Mitchaw Road, south of Brint Road, Sylvania Township (11 lots) (bh)

S-8-20: Final Plat of the Village at Twelve Lakes Plat Three, located west of Mitchaw Road, south of Sylania- Metamora Road, Sylvania Township (22 lots) (bh)

S-9-20: Final Plat of Eagle Creek Plat Seven, located south of Sylvania-Metamora Road, west of Mitchaw Road, Sylvania Township (14 lots) (bh)

S-11-20: Final Plat of the Second Replat of Lot 7 of Corey Creek Manor, located at the Northeast corner of Corey Creek Road and Coldstream Road, Sylvania Township (1 lot) (bh)

ITEM NO.

ZONE CHANGE – MONCLOVA TOWNSHIP

1. Z17-C368: Zone Change from M-1 to C-2 at 2218 Eber Road (bh)

i CONDITIONAL USE PERMIT– JERUSALEM TOWNSHIP

2. Z28-C146: Conditional Use Permit for Campground at 11109 Corduroy Road (bh)

DIRECTOR’S REPORT

ADJOURNMENT

ii REF: Z17-C368 DATE: May 27, 2020 GENERAL INFORMATION

Subject

Request - Zone Change from M-1 Industrial/Office Research to C-2 General Commercial

Location - 2218 Eber Road

Applicant - Dustin Zappone 5923 Co Road 1-2 Swanton OH 43558 Site Description

Zoning - M-1 Industrial/Office Research Area - ± 4.41 Acres Frontage - ± 300 Feet along Eber Road Existing Use - Undeveloped

Area Description

North - Used Car Sales / C-2 General Commercial South - Self Storage Facility / M-1 Industrial/Office Research East - Undeveloped / RA-3 Large Lot Rural Residential (Springfield Township) West - Undeveloped / A/R Agricultural/Residential

Parcel History

SPR17-3-07 - Site Plan Review for a new Industrial Building and Truck Yard (Administratively Approved 01/02/08).

Z17-C320 - Zone Change from A/R Agricultural/Residential to M-1 Industrial/Office Research (Plan Commission recommended approval 1/23/08. Township Trustees approved 03/05/08).

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”)

1 - 1 -REF: Z17-C368. . . May 27, 2020

STAFF ANALYSIS

The applicant is requesting a Zone Change from M-1 Industrial/Office Research to C-2 General Commercial for the 4.41 acre property located at 2218 Eber Road. The property is currently undeveloped. Adjacent land uses include Used Car Sales to the north, self storage facility to the south and undeveloped parcels to the east and west.

The applicant has indicated the Zone Change will allow for the use of the property for a motor vehicle body shop with towing services. The Township has classified the proposed use as a motor vehicle body shop. The contiguous property located to the north is currently zoned C-2 General Commercial. and is being operated as a used car lot. In addition, all parcels in the immediate area with frontage along Airport Highway are Zoned C-2 General Commercial. The Zone Change is also found to be compatible with surrounding land uses as a used car sales lot gas station and a self storage facility are located in the immediate area.

A Zone Change from M-1 Industrial/Office Research to C-2 General Commercial allows for a range of uses that are often less intense in nature. Furthermore, the property is located within the Toledo Express Noise Mitigation Plan which restricts the construction of new residential dwellings in the area.

The 2009 Monclova Township Contemporary Land Use Plan is intended to provide broad, policy-based, land use recommendations. The plan highlights the desire to maintain the rural character of the township and recommends that all non-residential, non-PUD developments be approved with additional setbacks of no less than 50 feet and no more than 100 feet from the defined setbacks. These supplemental setbacks support the rural character of the township by providing additional open space to minimize the visual effect of development.

Based on the property’s consistency with the Monclova Township Contemporary Land Use Plan, proximity to C-2 General Commercial Zoned properties, compatibility with surrounding land uses, downzoning of the property that allows for a range of uses that are less intense and location within the Toledo Express Noise Mitigation Zone, staff recommends approval of this Zone Change from M-1 Industrial/Office Research to C-2 General Commercial.

STAFF RECOMMENDATION

Staff recommends that the Lucas County Planning Commission recommend approval of Z17-C368, a Zone Change from M-1 Industrial/Office Research to C-2 General Commercial for the property located at 2218 Eber Road, to the Monclova Township Zoning Commission and Township Trustees, for the following four (4) reasons:

1. The request is a downzoning of the property that allows for a range of uses that are less intense.

2. The property is located within the Toledo Express Noise Mitigation Plan which restricts the construction of new residential dwellings. 1 - 2

-REF: Z17-C368. . . May 27, 2020

3. The request is compatible with the surrounding uses and zoning; and

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

ZONE CHANGE MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z17-C368 DATE: May 27, 2020 TIME: 9:00 a.m. BH Two (2) sketches follow

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GENERAL LOCATION Z17-C368 ID 127

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ZONING AND LAND USE Z17-C368 ID 127

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A/R SITEZ17-C368 M-1

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BLANK PAGE

REVISED REF: Z28-C146 DATE: May 27, 2020

GENERAL INFORMATION

Subject

Request - Conditional Use Permit for a Campground Expansion

Location - 11025 Corduroy Road

Applicant - Gary Meinke Meinke Marina 10760 Jerusalem Road Curtice, OH 43412

Engineer - Darla Fanelli The JDI Group 360 W Dussel Drive Maumee, OH 43537

Site Description

Zoning - R/C Recreational Commercial Area - ± 25.22 Acres Frontage - ± 476 feet along Corduroy Road ± 363 feet along Park Colony Blvd. Existing Use - Marina with Campground

Area Description

North - Undeveloped / R-1 Single Family Residential South - Agriculture Uses / R-1 Single Family Residential East - Ag / R-1 Single Family Residential West - Marina with Campground / R/C Recreational Commercial

Parcel History

Z28-C65 - Zone Change from C-2 General Commercial to R/C Recreational Commercial (PC Recommended Approval 01/09/86, Trustees Approved 03/17/86)

2 - 1 REF: Z28-C146. . . May 27, 2020 GENERAL INFORMATION (cont’d)

Applicable Plans and Regulations

Jerusalem Township Zoning Resolution Jerusalem Township Comprehensive Plan 2001 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “Limited Development Zone”)

STAFF ANALYSIS

The request is a Conditional Use Permit for a Campground Expansion on the 25.22 Acre property located at 11025 Corduroy Road. Surrounding land uses include “Meilke Marina West” (owned by the applicant) to the west of the subject site, agricultural land (owned by the applicant) to the east, agricultural land to the south and undeveloped land to the north.

PROPOSED LAYOUT AND USE

The site is currently operating as a marina with thirty-six (36) recreational campsites. The applicant is proposing to expand the campground portion of the site by seventy (70) sites. This will result in a recreational site total of 106 spaces. Each site will have defined space for the Recreational Vehicle and an automobile parking space. The applicant is proposing the use of five (5) different sized lots varying in size from twenty-five (25’) feet by fifty (50’) feet to sixty (60’) feet by fifty (50’) feet.

The site is accessed via a single driveway connection from Corduroy Road. The majority of the new recreational sites are located on the southern portion of the site (towards Corduroy Road) and west of the existing gravel driveway. A site visit was conducted and found that the entire site uses gravel in all maneuverability areas. The applicant is proposing a new thirty (30’) foot gravel drive between the proposed recreational sites to the south. Additional boat trailer and parking areas exist near the middle of the site in the area of the maintenance barn.

The site currently contains minimum landscaping with the exception of a grouping of mature trees along the main gravel driveway. The Jerusalem Township Zoning Resolution requires all non-residential uses to provide perimeter landscaping. Resident input as part of the 2001 Jerusalem Township Comprehensive Plan also identified the implementation of landscaping standards as a topic they would like to see in the Township. Both Planning Staff and the Jerusalem Township Zoning Office have requested that a fifteen (15’) foot buffer yard be placed along the entire Corduroy Road frontage. This buffer yard shall include a combination of canopy trees and shrubs.

2 - 2 REF: Z28-C146. . . May 27, 2020 STAFF ANALYSIS (cont’d)

RECOMMENDATION

The Jerusalem Township Zoning Resolution states that under certain unusual circumstances, a use of property which typically affects an area more intensely than those uses permitted in the zoning district in which it is located may nonetheless be desirable and compatible with permitted uses, if that use is properly controlled and regulated. Such uses are listed as “Conditional Uses” within the respective zoning districts. The current request for a Conditional Use Permit will be within the guidelines as stated in the Township Resolution for the use of this site. The proposed use is not anticipated to adversely impact the surrounding residential uses in the area. Therefore, Staff recommends approval subject to the conditions listed below.

The 2001 Jerusalem Township Comprehensive Plan recommends this area for Recreational Commercial Land Uses. The plan further identifies several goals, action steps and core community values for the township. The Plan identified the goal for the Cooley and Ward Canal areas to encourage development and redevelopment of the area for marine-oriented and recreation-commercial uses. An expansion of the campground use at this location along with proper landscaping would support and is consistent with the goal identified for this area.

STAFF RECOMMENDATION

The staff recommends that the Lucas County Planning Commission recommend approval of Z28-C146 a Conditional Use Permit for a Campground Expansion located at 11025 Corduroy Road to the Jerusalem Township Board of Zoning Appeals, for the following three (3) reasons:

1. The request is compatible with existing land use and is not anticipated to impact residential uses within the general vicinity of the subject property;

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

3. The request is consistent with the general goals, action steps and core community values of the 2001 Jerusalem Township Comprehensive Plan;

The staff further recommends that the Lucas County Planning Commission recommend approval of Z28-C146 a Conditional Use Permit for a Campground Expansion located at 11025 Corduroy Road to the Jerusalem Township Board of Zoning Appeals, subject to the following twenty-five (25) 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.

2 - 3 REF: Z28-C146. . . May 27, 2020 STAFF RECOMMENDATION (cont’d)

Lucas County Sanitary Engineer

1. LCSE has a force main along the south side of Corduroy Road. This improvement would have no effect on any of the LCSE infrastructure.

Lucas County Emergency Services

2. The address for Parcel 33-43586 shall be 11025 Corduroy Road.

Jerusalem Township Zoning Inspector

3. All lots in question shall be combined under one parcel ID Number.

4. Paper roads may need to be vacated.

5. A fifteen (15’) foot landscape strip shall be installed along the entire Corduroy frontage.

Jerusalem Township Fire/Rescue

6. Signage shall be installed to identify each camp site that is easily visible from the driveway pathway.

7. Dry Hydrants shall be installed as recommended by the Ohio Fire Code.

8. The applicant shall provide an access to Corduroy Road directly from the South of the new proposed Campground road so the Fire department is not working in a dead end road. The applicant could consider providing a turnaround at the Corduroy end of the drive

Lucas County Engineer

9. A detailed site grading plan shall be submitted for approval. The plan shall include existing and proposed grades along with existing and proposed site drainage.

10. Submit storm drainage calculations for review and approval. An internal drainage system with storm water detention to limit peak discharges to "undeveloped" conditions may be required.

11. A permit is required from the Lucas County Engineer’s Office for work and placement of fill in the 100 year floodplain. Additional permits may be required from the Army Corps of Engineers and Ohio EPA for work near Coolie Canal and/or the Boat Channels. 2 - 4 REF: Z28-C146. . . May 27, 2020 STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

12. How will access be provided to allow for future maintenance and cleaning of Coolie Canal?

13. It appears more than one (1) acre will be disturbed, and an Ohio EPA, NPDES permit is required and provisions for water quality, sediment and erosion control shall be provided in accordance this permit. Refer to Ohio EPA General Permit requirement specifically for Marinas.

14. An SWP3 Review Application Form and Submittal Checklist for site plans is required to be completed and submitted as per Lucas County requirements. All of the required items shall be submitted, preferably in a binder or folder.

15. In accordance with the requirements of the Lucas County Access Management Regulations. An access management assessment shall be provided to determine if the proposed development is a significant change in use and if an access permit will be required.

16. Include the following notes on the plans:

a. A permit is required from the Lucas County Engineer's Office for work within the public right of way on Corduroy Road.

b. A minimum of five (5) calendar days prior to commencing clearing or demolition work, the Lucas County Engineers Office shall be contacted at (419) 213-2860 to insure proper sediment and erosion control practices are in place before work begins.

c. The approved site grading and drainage may not be changed without the authorization of the Lucas County Engineer's Office.

d. A site grading inspection permit shall be obtained by the developer, or his representative, a minimum of five (5) working days prior to final grading construction work. Applications for said permit may be obtained at the Office of the Lucas County Engineer.

17. Include the following additional information on the plan:

a. Developer's address and telephone number.

b. Names of abutting property owners and abutting zoning.

2 - 5 REF: Z28-C146. . . May 27, 2020 STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

c. Bench mark information-County Bench Mark and Site Bench Marks. List Survey Datum used.

d. Erosion and sedimentation control measures.

e. Label Coolie Canal on plans.

f. Label Corduroy Road right of way.

18. A site plan review fee of $220 shall be remitted to the Lucas County Engineer’s Office prior to final plan approval.

19. One set of revised plans addressing the previous items shall be forwarded to the Lucas County Engineer’s Office for final review. Upon approval, three (3) sets of plans should be provided to our office prior to issuance of zoning and building permits.

Plan Commission

20. An amendment to the Conditional Use Permit is required for all future expansions.

21. The applicant shall install a fifteen (15’) foot buffer yard along the entire Corduroy Road frontage. This buffer yard shall include a combination of canopy trees and shrubs.

22. The applicant shall provide each site on-site parking spaces as indicated on the site plan. Overflow and trailer parking shall be maintained.

23. Staff recommends that any existing or proposed dumpster(s) be contained within an enclosure. Staff encourages any/or all dumpsters be located as far away from property lines as possible.

24. Prior to the construction of any signage the applicant shall submit details to the Jerusalem Township Zoning Inspector indicating compliance with Section 18 of the Jerusalem Township Zoning Resolution.

25. A Conditional Use permit shall be deemed to authorize only one particular conditional use, and said permit shall automatically expire if such conditionally permitted use has not be instituted or utilized within one (1) year of the date on which the permit was issued, or if for any reason such use shall cease for more than two (2) years. 2 - 6 REF: Z28-C146. . . May 27, 2020

CONDITIONAL USE JERUSALEM TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z28-C146 DATE: May 27, 2020 BH TIME: 9:00 a.m. Three (3) sketches follow

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GENERAL LOCATION Z28-C146 ID 164

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ZONING AND LAND USE Z28-C146 ID 164

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SITE PLAN Z28-C146 N ID 164 2 -10

STAFF REPORT CONDITIONS OF APPROVAL – AGENCY SOURCE IDENTIFICATION

Recommendations for conditions of approval often originate from agencies that have reviewed plans and proposals under consideration by the Plan Commission. To indicate which agency requested which condition of approval, that agency's name is placed at the end of the condition in parenthesis. Agency names are listed below:

TOLEDO-LUCAS COUNTY FIRE PREVENTION TOLEDO EDISON COMPANY PLAN COMMISSIONS c/o BUILDING INSPECTION ENGINEERING SERVICES ONE GOVERNMENT CENTER ONE GOVERNMENT CENTER 6099 ANGOLA RD. SUITE 1620 SUITE 1600 HOLLAND, OH 43528 TOLEDO, OH 43604 TOLEDO, OH 43604 419-249-5440 419-245-1200 419-245-1220

DIVISION OF WATER DISTRIBUTION DIVISION OF FORESTRY PUBLIC UTILITES 401 S. ERIE STREET 2201 OTTAWA PARKWAY 420 MADISON AVE, SUITE 100 TOLEDO, OH 43604 TOLEDO, OH 43606 TOLEDO, OH 43604 419-936-2826 419-936-2326 419-245-1853

DIVISION OF WATER DIVISION OF INSPECTION LUCAS SOIL AND RECLAMATION ONE GOVERNMENT CENTER CONSERVATION DISTRICT 3900 N. SUMMIT STREET SUITE 1600 130-A W. DUDLEY TOLEDO, OH 43604 MAUMEE, OH 43537 TOLEDO, OH 43611 419-727-2602 419-245-1220 419-893-1966

DIVISION OF TRANSPORTATION DIVISION OF LUCAS COUNTY ENGINEER 110 N. WESTWOOD ENGINEERING SERVICES 1049 S. MCCORD ROAD TOLEDO, OH 43607 ONE LAKE ERIE CENTER HOLLAND, OH 43528 419-245-1300 600 JEFFERSON AVENUE, STE 300 419-213-2860 TOLEDO, OH 43604 419-245-1315

PUBLIC SERVICE DEPARTMENT COLUMBIA GAS COMPANY LUCAS COUNTY 110 N. WESTWOOD TONY BUCKLEY SANITARY ENGINEER TOLEDO, OH 43607 FIELD ENGINEER TECHNICIAN 1111 S. MCCORD ROAD 419-245-1835 2901 E. MANHATTAN BLVD HOLLAND, OH 43528 TOLEDO, OH 43611 419-213-2926 419-539-6078

TOLEDO-LUCAS COUNTY A T & T BUCKEYE BROADBAND HEALTH DEPT.ENV. HEALTH DESIGN MANAGER MICHAEL SHEAHAN 635 N. ERIE STREET ROOM 352 130 N. ERIE, ROOM 714 2700 OREGON ROAD TOLEDO, OH 43604 TOLEDO, OH 43604 NORTHWOOD, OH 43619 419-213-4209 419-245-7000 419-724-3713

FRONTIER WATERVILLE GAS OHIO GAS AMY ROTH TODD BLACK MIKE CREAGER 3126 N MCCORD PO BOX 259 13630 AIRPORT HWY. TOLEDO, OH 43617 WATERVILLE, OH 43566 SWANTON, OH 43558 419-841-7281 419-878-4972 419-636-1117

SPECTRUM UNITED STATES POST OFFICE CENTURYLINK RAY MAURER POSTMASTER BILL PARSONS 3760 INTERCHANGE ROAD 435 S. ST. CLAIR STREET 375 E. RIVERVIEW AVE. COLUMBUS, OH 43204 TOLEDO, OH 43601 NAPOLEON, OH 43502 614-481-5262 419-245-6802

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