LUCAS COUNTY PLAN COMMISSION REPORT June 24

LUCAS COUNTY

PLAN COMMISSION

REPORT

June 24, 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

June 24, 2020 9:00 A.M.

PUBLIC HEARING WILL BE HELD AS A ZOOM MEETING MEETING DETAILS ARE AVAILABLE AT TOLEDO.OH.GOV ON THE FOLLOWING CASES

AGENDA

ROLL CALL – Lucas County Planning Commission

PROOF OF NOTICE

SWEARING IN

MINUTES

FINAL PLATS

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

ITEM NO.

ZONE CHANGE – SWANTON TOWNSHIP

1. Z33-C153: Zone change from C-4 to M-1 at Airport Highway and I-80, 11480 Airport Highway (bh)

SUBDIVISION – MONCLOVA TOWNSHIP

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

ZONE CHANGE– JERUSALEM TOWNSHIP

3. Z28-C147: Zone change from A-R to C-2 at 7333 Jerusalem Road (bh)

DIRECTOR’S REPORT

ADJOURNMENT

BLANK PAGE REF: Z33-C153 DATE: June 24, 2020

GENERAL INFORMATION

Subject

Request - Zone Change from C-4 Highway Commercial to M- 1 Limited Industrial

Location - Lots 17, 18, 19, 23 & Part of Lot 24 in Land Air Business Park

Applicant - Land Air LLC 9072 CR 424 Napoleon, OH 43545

Engineer - George Oravecz Oravecz Consulting & Engineering Services PO Box 38 Maumee, OH 43537 Site Description

Zoning - C-4 Highway Commercial Area - ± 21.864 Acres Frontage - ± 2500 Feet along Airport Highway Existing Use - Undeveloped Overlay - Airport Highway Overlay Area Description

North - Land Air Business Park / M-1 Limited Industrial South - Toledo Express Airport / A Agriculture East - Land Air Business Park / C-4 Highway Commercial West - Land Air Business Park / C-4 Highway Commercial

Parcel History

Z33-C8 - Zone change request from A to C-2 at 11480 & 11490 Airport Hwy. (Township Trustees approved on 8/16/71)

S-4-92 - Preliminary Drawing of LAND AIR BUSINESS CENTER PLAT 1. (PC approved 5/7/92, Final Plat Approved 2/3/94).

1 - 1

REF: Z33-C153. . . June 24, 2020

GENERAL INFORMATION (Cont’d)

S-5-92 - Preliminary Drawing of LAND AIR BUSINESS CENTER PLAT 2. (PC approved 5/7/92).

Z33-C129 - Zone change request from “A” Agricultural to “C-4” Highway Commercial and “A” Agricultural to “M-1” Limited Industrial. (PC recommended approval 1/23/08. Township Trustees approved subject to site plan review 5/12/08).

Z33-C131 - Zone change request from “A” Agricultural to “C-4” Highway Commercial and “A” Agricultural to “M-1” Limited Industrial. (PC recommended approval 4/23/08. Township Trustees approved subject to site plan review 5/12/08).

Z33-C144 - Zone change request from A Agriculture (C-4 Highway Commercial and M-1 Limited Industrial, subject to Site Plan Review) to A Agriculture. (PC recommended disapproval 7/27/16. Township Trustees, no action taken).

S-5-18 - Preliminary Drawing of LAND AIR BUSINESS CENTER. (PC approved 4/25/18).

Z33-C147 - Zone change request from A Agriculture (C-4 Highway Commercial, subject to Site Plan Review) to C-4 Highway Commercial. (PC Recommended Approval 8/21/18, Trustees approved 9/23/18).

Applicable Plans and Regulations

Swanton Township Zoning Resolution Swanton Township Land Use Plan 2008 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”) Toledo Express Airport Joint Economic Development District Contract

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REF: Z33-C153. . . June 24, 2020

STAFF ANALYSIS

The request is a Zone Change from C-4 Highway Commercial to M-1 Limited Industrial for Lots 17, 18, 19, 23 & Part of Lot 24 in Land Air Business Park. Surrounding land uses include the Land Air Business Park to the north, east, and west, and Toledo Express Airport to the south. The purpose of the Zone Change is to accommodate a large light industrial use.

In 2003, The Swanton Township Trustees adopted the Airport Highway Overlay in which this property is partially located. Based on the approved 2018 Preliminary Drawing the parcels with frontage along Airport Highway will have a depth of 400 feet from the Centerline of Airport Highway. Only parcels with frontage on Airport Highway are included in the boundaries of the Airport Highway Overlay. The purpose of the Airport Highway Overlay District is to promote and protect the public health, safety, comfort, convenience and general welfare by providing for consistent and coordinated treatment of the properties bordering Airport Highway in Swanton Township. The Airport Highway Overlay District provides standards and requirements intended to preserve the environmental and aesthetic qualities of the corridor and manage access to property in a manner that will maintain traffic safety and roadway capacity. These standards and requirements will be addressed as part of a site plan review.

The Lucas County Planning Commission approved a Preliminary Drawing for the entire Land Air Business Center in 2018. This Land Air Business Center site is proposed as a commercial / industrial business park and the uses proposed for this site will be consistent with Airport related businesses and service as indentified in the Swanton Township Land Use Plan. The Land Air Business Park is also located within the Toledo Express Airport Joint Economic Development District (JEDD). This agreement was adopted on December 9th, 2014 via Swanton Township Resolution 158-2014. The proposed Zone Change will support the JEDD agreement which identifies this area for commercial and industrial uses due to its location in proximity to the Airport and the Ohio Turnpike.

The 2008 Swanton Township Land Use Plan recommends commercial uses for properties within the Airport Highway Overlay and the remaining property located outside of the Airport Highway Overlay is recommended for industrial uses. With a mixture of commercial and industrial uses throughout the park, the layout and zoning is consistent with this approved Land Use Plan. In addition, the proposed zone change is compatible with surrounding land uses and zoning, has proximity to various modes of transportation (rail, turnpike and airport) and is located within the Airport Highway JEDD, which is a collaborative contract between municipalities to provide commercial and industrial economic development for this site. Therefore, staff recommends approval of the proposed Zone Change.

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REF: Z33-C153. . . June 24, 2020

PLAN COMMISSION RECOMMENDATION

Staff recommends that the Lucas County Planning Commission recommended approval of Z33-C153, a Zone Change request from Zone Change from C-4 Highway Commercial to M-1 Limited Industrial for Lots 17, 18, 19, 23 & Part of Lot 24 in Land Air Business Park, to the Swanton Township Zoning Commission and Trustees for the following three (3) reasons:

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

2. The property has direct access to various modes of transportation that is supportive of commercial and industrial development ; and

3. The property is located within the Toledo Express Airport Joint Economic Development District (JEDD).

ZONE CHANGE SWANTON TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z33-C153 BH DATE: June 24, 2020 Three (3) sketches follow TIME: 9:00 a.m.

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Z33-C153 GENERAL LOCATION ID 128

I 80 W I 80 E

A (M-1 S.T. SPR)

CARDINAL

M-1 Y W

T R

O P R I

N A

E O

H T

T 0 A U 9

O 0

I Y

AY ERL OV SITE AY C-4 HW HIG RT PO AIR C-4 SOUL

T OR IRP

A P

A N

C-4 A Y E VIC SER RT RPO C-1 AI

C-4 C-2 A

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Z33-C153 ZONING AND LAND USE ID 128

R-A M-1 SHAFFER SPENCER TWP SWANTON TWP SF

I 80 W I 80 E Y W H T A (M-1 S.T. SPR) R O P SF IR CARDINAL A/R A O T D W ROA 0 AIL 9 R 0 8 I FISHING CLUB C-4 N AG Y

R W

E M-1 H H

T T

U R

O O

S P

Y LAND AIR I

E A

K BUSINESS PARK C-2 O

R T A E A B 0 I 9 R SELF STORAGE P SF 0 O 8

I R T

T ICE E V R ER M T S R I PO N AIR A SF L

SOUL C-4

AY SITE ERL OV AY T HW OR IG RP T H SWANTON TWP I R TWP SPRINGFIELD A PO AIR E COMMC-4 SF VIC SER RT PO C-1 AIR COMM C-4 C-2

SF A/R TOLEDO EXPRESS AIRPORT

XT O E RG CA AIR

M-1

ELD AIR CARGO FI AIR

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SURVEY Z33-C153 N ID 128

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BLANK PAGE REF: S-10-20 DATE: June 24, 2020 GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Violet Shire Subdivision

Location - North of Stitt Road, West of Waterville-Monclova Road

Applicant - Jeff McNally 5120 Chaudhary Lane Swanton, OH 43558

Engineer - Greg Feller Feller, Finch and Associates 1683 Woodlands Drive Maumee, OH 43537

Site Description

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

Area Description

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

Parcel History

No Parcel History on File.

Applicable Plans and Regulations

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

2 - 1

REF: S-10-20. . . June 24, 2020

STAFF ANALYSIS

The request is a Preliminary Drawing for the Violet Shire Subdivision located North of Stitt Road, West of Waterville-Monclova Road. Surrounding land uses include single-family residential uses to the south, east, and west. North of the subject property is the Wabash Cannonball Trail.

The applicant is requesting the Preliminary Drawing for the Violet Shire Subdivision in order to construct twenty-three (23) single-family dwellings on the 38.8 acre site. This equates to a density of .59 units per acre. The proposed densities are similar to nearby single family dwellings which are situated on acreage parcels. The plan includes a lot design that is situated around a 1.9 acre cul-de-sac. Lot sizes range from 1 acre to 2.9 acres in size. The A/R Zoning Designation has a minimum frontage requirement of one hundred (100) feet (measured at the setback line) and a minimum acreage requirement of one (1) acre.

The subdivision will be accessed from a single point along Stitt Road that connects to a single cul-de-sac to the west and the roadway extends to undeveloped property to the east. The roadways within the subdivision will be public with sixty feet (60’) of right-of-way and twenty- seven feet (27’) of pavement. The Lucas County Subdivision Rules and Regulations, Sec. 507.f, requires that any subdivisions with adjacent undeveloped land be connected via stub streets to future development. The applicant has provided connectivity to the undeveloped property located to the east.

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

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

2 - 2

REF: S-10-20. . . June 24, 2020

STAFF ANALYSIS (cont’d)

The Monclova Township and Lucas County Engineers Offices have noted that additional information be provided concerning the detention ponds. These agencies noted that the location of the detention pond along the western property line could provide adverse impacts to the neighboring residential property to the west and safety concerns were noted with the ponds proximity to Stitt Road. Staff will require that the applicant provide additional information concerning the type of detention pond to be used, depth of the pond and safety measures to ensure the well being of both residents and motorist in the event of an accident. In the event these concerns are unable to be adequately addressed, staff recommends that the detention pond be relocated.

LAND USE PLAN

The 2009 Monclova Township Contemporary Land Use Plan provides a number of guiding principles for development. The plan also stresses the importance of protecting the rural nature of the township by promoting lower density development. Based on the limited access points and large lot design, the proposed amendment is consistent with these principles.

Based on the property’s location in conjunction to other similar projects in the immediate area and its consistency with the 2009 Monclova Township Contemporary Land Use Plan, staff recommends approval of the twenty-three (23) lot Preliminary Drawing.

STAFF RECOMMENDATION

The staff recommends that the Lucas County Planning Commission approve S-10-20, a Preliminary Drawing for the Violet Shire Subdivision, located North of Stitt Road, West of Waterville-Monclova Road, for the following three (3) reasons:

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

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

3. The request is consistent with the Lucas County Subdivision Rule and Regulations.

The staff further recommends that the Lucas County Planning Commission approve S- 10-20, a Preliminary Drawing for the Violet Shire Subdivision, located North of Stitt Road, West of Waterville-Monclova Road, subject to the following forty-eight (48) conditions:

The conditions of approval are as follows and are listed by agency of origin. Applicants are encouraged to contact each of the agencies to address compliance with their conditions.

2 - 3

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Lucas County Sanitary Engineer

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

2. The proposed method of servicing the subdivision with sewer has multiple issues that will need further discussion with the designer and/or developer.

Lucas County Engineer

3. A site grading plan for the project shall be submitted to the Lucas County Engineer’s Office for approval as a part of the paving and storm drainage plans.

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

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

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

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

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

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

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

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

12. A fifty (50) foot half right of way is required along the north side of Stitt Road in accordance with the Lucas County Major Street and Highway Plan. 2 - 4

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

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

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

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

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

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

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

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

a. Storm water detention will be required to limit peak drainage discharges to existing natural undeveloped conditions. The allowable drainage outlet flows to the outlet shall be determined. Allowable will be based on contributing drainage areas in existing conditions and the capacity of the outlet.

b. Storm water detention areas shall be constructed on separate, non-buildable lots. Plat recitations and deed covenants will be required to address ownership and maintenance of detention area, and to prohibit filling, alteration and obstruction of the area.

2 - 5

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

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

d. Prior to recording of any final plats, the developer shall provide for maintenance of all storm sewers and detention areas by the County under the ditch petition procedure.

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

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

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

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

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

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

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

2 - 6

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

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

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

Buckeye Cable

29. Show Utility easements on plat review.

Lucas County Emergency Services 9-1-1

30. Tyler Drive will need a new street name at the change in direction (between Lots 13 & 14) to accommodate future plat addressing.

Monclova Township Zoning Manager

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

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

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

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

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

2 - 7

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Monclova Township Fire Rescue

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

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

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

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

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

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

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

43. The applicant shall provide additional information concerning the type of detention pond(s) to be used, depth of the pond and safety measures to ensure the well being of residents and motorist. In the event these concerns are unable to be adequately addressed, staff recommends that the detention pond be relocated.

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

2 - 8

REF: S-10-20. . . June 24, 2020

STAFF RECOMMENDATION (cont’d)

Plan Commission (cont’d)

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

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

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

48. If construction of any phase of the approved 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 MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-10-20 DATE: June 24, 2020 TIME: 9:00 a.m.

BH Three (3) sketches follow

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GENERAL LOCATION S-10-20 ID 140

MONCLOVA

CH N RA B H H T C R N E O N N A R O B H

R H T U E B L O

US A S C O K

R H

IRON HORSE O

D A

V B

R E O S L LO I D

E K SITE

STITT ST ITT

S E TIMBERS

S A

N O

R D QUEENSRIDGE O S O

Y E M O EENVILL S R

G I R

R P

O R

E W W

S F A R B C ON HOSTA R A

A O

E N

E T W R

H L E

S A R OR

I M H SNAPDRAGON E N T I R S L

C L

O KACIE T

I D

L O JUNIPER U MONCLOVA TWP B L TOURNAMENT E

G WATERVILLE TWP L E

E VALLEY GATE N Y G KA US 24 W

RY T E

N 4 S 2 W U

O O GLEN

C D R S HE SC FI DUTCH H DUTC DUTCH

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ZONING & LAND USE S-10-20 ID 140

R-C

SF A SF V

SF A

E AG

L RAI LL T NBA NO AN H C BAS SF WA A/R

AG SITES-10-20 SF R-A PUD

SF S-1-20 STITT

A STITT SF V SF SF O Y SF SF L L SF

C I

N SF

I O

QUEENSRIDGE P

R R

E R SF SF T

E O

A B SF O

N W SWANTON TWP SWANTON

S I HOSTA

R-C E SF E SF

G M D HYDR E ANGEA U

R W G

T A E SNAPDRAGON I E N

W S R-A PUD WATERMILL S C

R KACIE

R-B JUNIPER

R-B

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PRELIMINARY DRAWING S-10-20 N ID 140 2 -12

REF: Z28-C147 DATE: June 24, 2020

GENERAL INFORMATION

Subject

Request - Zone Change from A/R Agricultural/Rural Residential to C-2 General Commercial

Location - 7333 Jerusalem Road

Applicant - James A Lowe Cut Wood Properties 7333 Jerusalem Road Oregon, OH 43616

Site Description

Zoning - A/R Agricultural/Rural Residential Area - ± 2.65 Acres Frontage - ± 530 feet along Jerusalem Road ± 723 feet along North Curtice Road Existing Use - Single Family and Agriculture

Area Description

North - Agriculture / A/R Agricultural/Rural Residential South - Agriculture Uses / C-2 General Commercial East - Commercial & Single Family Residential / C-2 General Commercial & A/R Agricultural/Rural Residential West - Single Family Residential & Agriculture Uses / A/R Agricultural/Rural Residential

Parcel History

Z28-C141 - Zone Change from A/R Agricultural/Rural Residential to C-2 General Commercial (PC Recommended Approval 5/24/17, Trustees Approved 6/15/17)

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”) 3 - 1 REF: Z28-C147. . . June 24, 2020

STAFF ANALYSIS

The request is a Zone Change from A/R Agricultural/Rural Residential to C-2 General Commercial for 2.65 acres of the property located at 7333 Jerusalem Road. The Surrounding land uses include agriculture uses (owned by the applicant) to the north, tree service business to the south, single family uses to the east and agriculture uses to the west.

The applicant is requesting C-2 zoning in order to expand an existing tree service business that was approved in 2017. The previously approved Tree Service Business, on ten (10) acres of site that is located on the corner of Jerusalem Road and North Curtice Road. The applicant owns a total of 39.452 along North Curtice Road. The Proposed Zone Change will add 2.65 additional acres to the C-2 zoned portion of the site.

The 2017 Zone Change from A/R Agricultural/Rural Residential to C-2 General Commercial indicated that the remaining 29.452 acres would be reserved for agriculture and residential uses. However, the applicant needs additional space for a lay down area. This portion of the site specifically is located more than 250 feet from North Curtice Road. The area of the proposed Zone Change is contiguous to a residential property, which is owned by the applicant. The Zone Change is not anticipated to affect surrounding residential uses along North Curtice Road. The Township has expressed concerns with the expansion of this business as they have yet to comply with all the conditions of approval from the approved 2017 Conditional Use Permit. Staff has found that non-compliance issues can be addressed as part of a forthcoming amendment to their Conditional Use Permit.

The 2001 Jerusalem Township Comprehensive Plan recommends this area General Commercial Land Uses. The plan further identifies several goals, action steps and core community values for the township. The goal for the corner of State Route 2 (Jerusalem Road) and North Curtice Road as identified by the steering committee is a location that would support future general commercial zoning. This corridor should be designed to create an attractive commercial center that will serve as a center of general commerce for both local residents and tourists. The plan further encourages a broad use of commercial uses and activities along the commercial expansion zone corridor. A zone change to C-2 General Commercial is consistent with the goal identified for this area.

Based on the property’s location in conjunction to contiguous C-2 General Commercial Zoning and consistency with the Jerusalem Township Comprehensive Plan, staff recommends approval of the zone change from A/R Agricultural/Rural Residential to C-2 General Commercial.

STAFF RECOMMENDATION

Staff recommends that the Lucas County Planning Commission recommend approval of Z28-C147, a Zone Change from A/R Agricultural/Rural Residential to C-2 General Commercial for property located at 7333 Jerusalem Road, to the Jerusalem Township Zoning Commission and Trustees for the following two (2) reasons:

3 - 2 REF: Z28-C147. . . June 24, 2020 STAFF RECOMMENDATION (cont’d)

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

2. The request is compatible with the surrounding commercial uses and zoning and is not anticipated to impact residential uses within the general vicinity of the subject property.

ZONE CHANGE JERUSALEM TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z28-C147 DATE: June 24, 2020 BH TIME: 9:00 a.m. Two (2) sketches follow

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GENERAL LOCATION Z28-C147 ID 166

N JERUSALEM TWP JERUSALEM CITY OF OREGON SITE

NAVARRE JERUSALEM

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ZONING & LAND USE Z28-C147 ID 166

N CITY OF OREGON

JERUSALEM TWP JERUSALEM A/R AG

SITEZ28-C147

SR2 OVERLAY

TREE SERVICE BUSINESS

C-2 SUP SF UNDEVELOPED SF COMM

C-2 NAVARRE JERUSALEM

GAS STATION AG

IND SF AG R-1 SF A/R

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BLANK PAGE

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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