LUCAS COUNTY

PLAN COMMISSION

REPORT

April 22, 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 DEADLINE*

AGENDA SET

STAFF REPORT

DISTRIBUTED

HEARING DATE

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 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

April 22, 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-4-20: Final Plat of Bridge Creek Plat Three, located south of Sylvania Avenue, west of Herr Road, Sylvania Township (14 lots) (bh)

S-5-20: Final Plat of Brookside Plat Eight, located west of

Mitchaw Road, south of Brint Road, Sylvania Township (11 lots) (bh)

ITEM NO.

ZONE CHANGE – RICHFIELD TOWNSHIP

1. Z34-C36: Zone Change from AR to C-1 at 3120 Murd Road (bh) ZONE CHANGE – SYLVANIA TOWNSHIP 2. Z20-C1030: Zone Change from A-3 to S-1 at 8670 Sylvania Avenue

(bh)

CHAIRMAN’S REPORT

DIRECTOR’S REPORT

ADJOURNMENT

BLANK PAGE

1 - 1

REF: Z34-C36 DATE: April 22, 2020

GENERAL INFORMATION

Subject

Request - Zone Change from A/R Agriculture/Residential District to C-1 Restricted Commercial

Location - 3120 Murd Road Applicant - Micheal Tiller Crossroads Self Storage 7559 Summerfield Road Lambertville, MI 48144

Site Description

Zoning - A/R Agriculture/Residential Area - ± 10.000 Acres Frontage - ± 566 Feet along Central Avenue ± 608 Feet along Murd Road

Existing Use - Agriculture

Area Description North - Residential / A/R Agriculture/Residential South - Landscape/Nursery Business / A/R

Agriculture/Residential East - Residential / A/R Agriculture/Residential West - Residential / A/R Agriculture/Residential

Parcel History

No Parcel History on File.

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

REF: Z34-C36. . . April 22, 2020

1 - 2

STAFF ANALYSIS The request is for a Zone Change from A/R Agriculture/Residential District to C-1 Restricted Commercial District at 3120 Murd Road. The parcel is 10.000 acres and is currently used for agricultural uses and located within the Richfield Township Central Avenue Overlay. The applicant is requesting the Zone Change in hopes to use the property for a self storage facility. Adjacent land uses include a landscape/nursery facility to the south and single family residential uses to the north, east and west. This case was moved from the March 25th Plan Commission Hearing.

Staff has concerns with the Zone Change application for a number of reasons. First, the 1998 Richfield Township Land Use Plan recommends this area for agriculture uses. The Plan identifies this parcel as “Prime Farmland”, which identifies the soils as having the best combination of physical and chemical characteristics, growing seasons, and moisture needed to produce sustained high yields. Public input identified the preservation of farmland and maintaining the agricultural nature of Richfield Township as topics they valued most.

Second, the C-1 Restricted Commercial Zoning District allows for a range of uses that

are not compatible with surrounding uses in the area. The immediate area is predominantly agriculture with single family residential uses. Access to the property is anticipated from Murd Road. Murd Road is a local County Road with a pavement width of approximately eighteen (18’) feet in width and is primarily used for residential uses.

Finally, the Richfield Township Central Avenue Overlay does not allow for a self storage

facility use and therefore will not accommodate the applicant’s stated proposed use. The Lucas County Prosecutor’s Office has indicated that a variance is not able to be obtained to permit the use in the Overlay.

Based on the future land use designation; the range of incompatible uses that would be

permitted; and the request for a zoning category located in the Central Avenue Overlay that will not serve the proposed use, staff does not support the rezoning from A/R Agriculture/Residential District to C-1 Restricted Commercial for the property located at 3120 Murd Road. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend disapproval of Z34-C36, a Zone Change request from A/R Agriculture/Residential District to C-1 Restricted Commercial for property located at 3120 Murd Road, to the Richfield Township Zoning Commission and Trustees for the following three (3) reasons:

1. The proposed Zone Change does not conform to the Richfield Township Land Use Plan, which targets the site for agriculture uses,

2. The proposed C-1 Restricted Commercial zone change request allows for a range

of uses that is not compatible with surrounding uses in the area; and

REF: Z34-C36. . . April 22, 2020

1 - 3

3. The property is located in the Richfield Township Central Avenue Overlay which excludes the proposed use.

ZONE CHANGE RICHFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z34-C36 DATE: April 22, 2020 TIME: 9:00 a.m.

BH Two (2) sketches follow

GENERAL LOCATION

Z34-C36

ID 107

1 - 4

A/R

BRINT

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ZONING AND LAND USE

Z34-C36

ID 107

1 - 5

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2 - 1

REF: Z20-C1030 DATE: April 22, 2020

GENERAL INFORMATION

Subject

Request - Zone change from A-3 Agriculture to S-1 Special Location - 8670 Sylvania Avenue Owner - Sylvania Township 4927 Holland Sylvania Rd Sylvania, OH 43560 Applicant - Sylvania Township 4927 Holland Sylvania Rd Sylvania, OH 43560

Site Description

Zoning - A-3 Agriculture Area - ±1.11 Acres Frontage - ± 256 Feet along Sylvania Avenue Existing Use - Undeveloped

Area Description North - Park / M-3 Heavy Industrial

South - Quarry / A-3 Agriculture East - Quarry / M-3 Heavy Industrial

West - Park / S-1 Special

Parcel History No parcel history on record.

Applicable Plans and Regulations Sylvania Township Zoning Resolution Sylvania Township Land Use Plan 2018 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: Z20-C1030. . . April 22, 2020

2 - 2

STAFF ANALYSIS The request is a Zone Change from A-3 Agriculture to S-1 Special for the 1.11 acre property located at 8670 Sylvania Avenue. The applicant is requesting the Zone Change in order to utilize the property for Township maintenance purposes. Surrounding land uses include Sylvan Prairie Park to the north and west and quarry uses to the east and south. The Zone Change to S-1 Special will allow the Township to consolidate the zoning for Township owned properties and properties utilized for public uses such as parks. The majority of Township owned property and parks in the Township are currently Zoned S-1 Special including the contiguous Sylvan Prairie Park to the north and west. The Township had indicated that the property will be used by the Township Road Department for a material storage yard and potentially a maintenance building in the future. The construction of the new building will require a future an independent site plan review through the Township. Based on the property location abutting quarry uses and a natural based Sylvan Prairie Park, the Zone Change is anticipated to have minimal impacts on surrounding properties or uses. The 2018 Sylvania Township Land Use Plan recommends this area for Industrial uses. However, the Sylvan Prairie Parks property is identified in the Land Use Plan for Parks and Open Space uses which identifies corresponding zoning districts as S-1 Special Zoning District. The proposed use of the property for material storage and Township purposed is consistent with both the Special and Industrial future land use districts. The S-1 Special Zoning District area intended to provide areas, which are public or semipublic holdings for governmental use, recreation and conservation purposes. Based on the property’s location in conjunction with S-1 Special Zoning and Public Park Uses to the north and west, the sites consistency with the 2018 Sylvania Township Land Use Plan and its anticipated minimal adverse impacts on surrounding properties in the area, staff recommends approval of the Zone Change from A-3 Agriculture to S-1 Special. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z20-C1030, a Zone Change from A-3 Agriculture to S-1 Special for the 1.11 acre property located at 8670 Sylvania Avenue, to the Sylvania Township Zoning Commission and Trustees for the following three (3) reasons:

1. The request is compatible with surrounding Special and Industrial Zoning and Land Uses,

2. The proposed Zone Change is anticipated to have minimal adverse impacts on

surrounding properties; and 3. The Zone Change request is consistent with the 2018 Sylvania Township Land Use

Plan which is contiguous to the Sylvan Prairie Park property which recommends public uses for this area.

REF: Z20-C1030. . . April 22, 2020

2 - 3

ZONE CHANGE SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1030

BH DATE: April 22, 2020 Two (2) sketches follow TIME: 9:00 a.m.

GENERAL LOCATION

Z20-C1030

ID 109

2 - 4

ZONING AND LAND USE

Z20-C1030

ID 109

2 - 5

Z20-C1030

SYLVANIA

M-3S-1

M-1

A-3

A-3

M-2 (W/ COND) M-1 (W/ COND)

SYLVAN PRAIRIE PARK

SITESF

QUARRY

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COMM

QUARRY

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 12/18 mp

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Toledo - Lucas County General Street MapN