LUCAS COUNTY PLAN COMMISSION REPORT February 28, 2018 · January 16 February 12 February 16...

LUCAS COUNTY

PLAN COMMISSION

REPORT

February 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

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TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

February 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 ITEM NO.

ZONE CHANGE – SPRINGFIELD TOWNSHP

1. Z19-C648: Zone change from R-A to C-2 at 6304 Dorr Street (bh) 2: Z19-C649: Zone change from M-1 to C-2 at 6340 Dorr Street (bh) 3. Z19-C650: Zone change from C-2 to R-A at 6815 Dorr Street (bh) 4. Z19-C651: Zone change from M-1, M-1 PUD and RA-4 to C-2 at 6560

Dorr Street and 6429 and 6505 Bancroft Street (bh) 5. Z19-C652: Zone change from R-A and C-2 to C-2 at 6633 Dorr Street

(bh) TEXT AMENDMENT – SPRINGFIELD TOWNSHP 6. Z19-C647: Text amendment to modify sections 1202 and 1302;

removing “Church or Place of Worship” as conditional use (bh)

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TEXT AMENDMENT – SWANTON TOWNSHIP

7. Z33-C145: Text amendment modifying Section 4.2 Minimum Floor Area Requirements; Section 4.3 Minimum Lot Acreage for A Agriculture Zoning District and Section 2 definition of the word Kennel (bh)

CHAIRMAN’S REPORT

DIRECTOR’S REPORT

ADJOURNMENT

1 - 1

REF: Z19-C648 DATE: February 28, 2018

GENERAL INFORMATION

Subject

Request - Zone Change from R-A Suburban Residential to C-2 General Commercial

Location - 6304 Dorr Street Applicant - William & Mary Kopitke 6304 Dorr Street Toledo, OH 43615 Engineer - George Oravecz Oravecz and Associates 5333 Secor Road, Suite 2 Toledo, OH 43623

Site Description

Zoning - R-A Suburban Residential Area - ± 1.29 Acres Frontage - ± 150 Feet along Dorr Street Existing Use - Single Family Residence

Area Description North - Landscape Business / M-1 Limited Industrial South - Single Family & Residential Uses / RS6 Single

Family Residential (City of Toledo) East - Landscape Business / RS6 Single Family

Residential (City of Toledo) West - Landscape Business / M-1 Limited Industrial Parcel History

Z19-C649 - Zone Change from M-1 Limited Industrial to C-2

General Commercial (Companion Case)

Applicable Plans and Regulations Springfield Township Zoning Resolution Springfield Township Community Master Plan 2004 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: Z19-C648. . . February 28, 2018

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STAFF ANALYSIS The request is for a Zone Change from R-A Suburban Residential to C-2 General Commercial for the property located at 6304 Dorr Street. The parcel is 1.29 acres and currently is developed with a single family residence. The applicant is requesting the Zone Change in anticipation of a new interchange on I-475 and to consolidate the property with the adjacent property. Adjacent land uses include a landscape business to the north, east and west and single family uses across Dorr Street to the south. A companion Zone Change from M-1 Limited Industrial to C-2 General Commercial at 6340 Dorr Street accompanies this case. The Ohio Department of Transportation (ODOT) in partnership with multiple governmental agencies is in the process of finalizing a design for the widening of Dorr Street and installing a new interchange on Interstate I-475 at Dorr Street. Currently Dorr Street is a minor arterial that reduces to two-lanes (single lane each direction) west of Holland-Sylvania Road through Springfield Township. The proposed plans indicate that Dorr Street will be widened to four-lanes (two lanes each direction) with a center turn lane from Holland-Sylvania Road to McCord Road. Currently there are ten (10) single family residences with Dorr Street frontage that are located south of the subject property. ODOT has indicated that all of the ten (10) single family residences, south of Dorr Street will be total takes as part of the interchange and widening project. These properties are located between Interstate I-475 and the City of Toledo Cuba Saturn Neighborhood Park. Access onto Dorr Street from the neighborhood will be realigned to a single point in the area of the park. ODOT has designed the access point for the properties on both the north and south sides of Dorr Street to align so that access may be managed in the future as development warrants. Properties not affected and remnants of residential properties not utilized by ODOT projects are anticipated to be redeveloped to more intense commercial or higher density multi-family use along the Dorr Street corridor in the future. The 2004 Springfield Township Community Master Plan identifies this area for single family residential uses. However, this property is contiguous to M-1 Zoning to the north and west and is anticipated to be developed as a collective parcel. Based on the M-1 Zoning of the contiguous property a Zone Change to C-2 will serve as a down zoning for the entire site. The Township has also indicated that on the west side of the interchange they will consider a commercial overlay along Dorr Street. As a result, commercial zoning would be supported along this corridor. By down zoning this property to a C-2 General Commercial, the property is found to be more consistent with the existing development along Dorr Street and the future goals for the area. Based on the property’s location in conjunction with C-2 General Commercial and M-1 Limited Industrial zoning in the area and the Township support of the proposed highway interchange with limited access restrictions along Dorr Street, staff recommends approval of the Zone Change from R-A Suburban Residential to C-2 General Commercial.

REF: Z19-C648. . . February 28, 2018

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STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C648, a Zone Change from R-A Suburban Residential to C-2 General Commercial for property located at 6304 Dorr Street, to the Springfield Township Zoning Commission and Trustees for the following two (2) reasons:

1. The request is compatible with surrounding commercial, industrial and multi-family residential zoning and uses in the area;

2. The Township is supportive of C-2 Zoning based on the new I-475 interchange at Dorr Street that is anticipated and is currently being planned; and

ZONE CHANGE SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z19-C648 DATE: February 28, 2018 TIME: 9:00 a.m.

BH Two (2) sketches follow

GENERAL LOCATION

Z19-C648

ID 126

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ZONING & LAND USE

Z19-C648

ID 126

1 -5

BLANK PAGE

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GENERAL INFORMATION

Subject

Request - Zone Change from M-1 Limited Industrial to C-2 General Commercial

Location - 6340 Dorr Street Applicant - Lois M Reau, Trustee Dennis Topsoil and Landscape Co. 6340 Dorr Street Toledo, OH 43615 Engineer - George Oravecz Oravecz and Associates 5333 Secor Road, Suite 2 Toledo, OH 43623

Site Description

Zoning - M-1 Limited Industrial Area - ± 15.16 Acres Frontage - ± 407 Feet along Dorr Street Existing Use - Landscape Retail Business

Area Description North - Single and Multi-family Uses / RS6 Single Family

Residential, RM12 Multi Family Residential & RD6 Duplex Residential (City of Toledo)

South - Single Family Residential / RS6 Single Family Residential (City of Toledo)

East - Landscape Business / RS6 Single Family Residential (City of Toledo)

West - Interstate I-475 / R-A Suburban Residential Parcel History

Z19-C648 - Zone Change from R-A Suburban Residential to C-

2 General Commercial (Companion Case)

REF: Z19-C649. . . February 28, 2018

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GENERAL INFORMATION (cont’d)

Applicable Plans and Regulations

Springfield Township Zoning Resolution Springfield Township Community Master Plan 2004 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

STAFF ANALYSIS The request is for a Zone Change from M-1 Limited Industrial to C-2 General Commercial for the property located at 6340 Dorr Street. The parcel is 15.16 acres and currently developed with a landscaping and retail nursery business. The applicant is requesting the Zone Change in anticipation of a new interchange on I-475 and to consolidate the property with the adjacent property. Adjacent land uses include the applicant’s landscape business to the east, Interstate I-475 to the west, single and multi-family uses to the north and single family uses across Dorr Street to the south. A companion Zone Change from R-A to C-2 at 6304 Dorr Street accompanies this case. The Ohio Department of Transportation (ODOT) in partnership with multiple governmental agencies is in the process of finalizing a design for the widening of Dorr Street and installing a new interchange on Interstate I-475 at Dorr Street. Currently Dorr Street is a minor arterial that reduces to two-lanes (single lane each direction) west of Holland-Sylvania Road through Springfield Township. The proposed plans indicate that Dorr Street will be widened to four-lanes (two lanes each direction) with a center turn lane from Holland-Sylvania Road to McCord Road. Currently there are ten (10) single family residences with Dorr Street frontage that are located south of the subject property. ODOT has indicated that all of the ten (10) single family residences will be total takes as part of the interchange and widening project. These properties are located between Interstate I-475 and the City of Toledo Cuba Saturn Neighborhood Park. Access onto Dorr Street from the neighborhood will be realigned to a single point in the area of the park. ODOT has designed the access for the properties on both the north and south sides of Dorr Street to align so that access may be managed in the future as development warrants. Properties not affected and remnants of residential properties not utilized by ODOT projects are anticipated to be redeveloped to more intense commercial or higher density multi-family use along the Dorr Street corridor. The 2004 Springfield Township Community Master Plan identifies this area for single family residential uses. However, this property is zoned M-1 Limited Industrial and is bordered by I-475 to the west and an existing industrial landscape business to the east. The portion of the existing landscape business not included as part of this application is owned by the applicant and located within the City of Toledo. The entire property is anticipated to be redeveloped with commercial uses upon completion of the new interchange. The Township has expressed their support of the Zone Change in anticipation of the new I-475 interchange at Dorr Street

REF: Z19-C649. . . February 28, 2018

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STAFF ANALYSIS (cont’d) Based on the property’s location in conjunction with C-2 General Commercial and M-1 Limited Industrial zoning in the area and the Township support of the proposed highway interchange with limited access restrictions along Dorr Street, staff recommends approval of the Zone Change from M-1 Limited Industrial to C-2 General Commercial. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C649, a Zone Change from M-1 Limited Industrial to C-2 General Commercial for property located at 6340 Dorr Street, to the Springfield Township Zoning Commission and Trustees for the following two (2) reasons:

1. The request is compatible with surrounding commercial, industrial and multi-family residential zoning and uses in the area;




GENERAL LOCATION

Z19-C649

ID 126

2 -4

ZONING & LAND USE

Z19-C649

ID 126

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BLANK PAGE

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GENERAL INFORMATION

Subject

Request - Zone Change from C-2 General Commercial to R-A Suburban Residential

Location - 6815 Dorr Street Applicant - Frank & Rose Belcher 6815 Dorr Street Toledo, OH 43615

Site Description

Zoning - C-2 General Commercial Area - ± .868 Acres Frontage - ± 170 Feet along Dorr Street

Existing Use - Single Family Residential

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

Residential South - Undeveloped / C-2 General Commercial East - Gas Station / C-2 General Commercial

West - Single Family Residential / R-A Suburban Parcel History

Z19-C97 - Zone Change from R-A Suburban Residential to C-

2 General Commercial (PC recommended denial 5/18/67, Trustees approved 6/20/67)

T-19-92 - Lot Split (Administratively approved 1/29/92)

Applicable Plans and Regulations


REF: Z19-C650. . . February 28, 2018

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STAFF ANALYSIS The request is for a Zone Change from C-2 General Commercial to R-A Suburban Residential for the property located at 6815 Dorr Street. The parcel is .868 acres and currently is occupied by a single family residential use. The applicant is requesting the Zone Change to bring the residential use into compliance with the current zoning resolution and to secure future financing. Adjacent land uses include single family residences to the north and west, a gas station to the east and undeveloped land to the south. This property was part of a ten (10) acre zone change along McCord Road in 1967. The Plan Commission recommended denial of the proposal noting the lack of commercial development along McCord Road at the time. However, the Springfield Township Trustees approved the Zone Change. In 1992, the subject property was split from the property located on the corner of Dorr Street and McCord Road. The 2004 Springfield Township Community Master Plan identifies this area for neighborhood commercial uses. However, this property was part of the larger commercial property situated on the corner of Dorr Street and McCord Road. Existing commercial uses in the area have frontage along McCord Road or are located east of the subject property on Dorr Street. By down zoning this property to a Suburban Residential zoning, the property will be consistent with the surrounding single family uses located on the contiguous property to the north and west that are currently zoned R-A Suburban Residential. As a result the Zone Change is anticipated to have minimal adverse impacts on surrounding properties.

Based on the property’s location in conjunction to contiguous R-A Suburban Residential Zoning, the existence of compatible uses in the area, staff recommends approval of this Zone Change from C-2 General Commercial to R-A Suburban Residential. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C650, a Zone Change request from C-2 General Commercial to R-A Suburban Residential for property located at 6815 Dorr Street, to the Springfield Township Zoning Commission and Trustees for the following two (2) reasons:

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

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

ZONE CHANGE SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z19-C650

BH DATE: February 28, 2018 Two (2) sketches follow TIME: 9:00 a.m.

GENERAL LOCATION

Z19-C650

ID 122

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ZONING & LAND USE

Z19-C650

ID 122

3 - 4

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GENERAL INFORMATION

Subject

Request - Zone Change from M-1 Limited Industrial, M-1 PUD Limited Industrial and RA-4 Rural Residential to C-2 General Commercial

Location - 6560 Dorr Street, 6429 and 6505 Bancroft Street Applicant - Kott Enterprises 6505 West Bancroft Street Toledo, OH 43615

Site Description

Zoning - M-1 Limited Industrial Area - ± 44.98 Acres Frontage - ± 320 Feet along Dorr Street ± 470 Feet along Bancroft Street

Existing Use - Mulch Facility and Landscaping Business

Area Description North - Single Family Residential / A-4 Rural Residential &

R-2 PUD Residential (Sylvania Township) South - Single Family & Multi Family Residential Uses / R-

3 Multi Family Residential East - Interstate I-475 / R-A Suburban Residential & M-1

PUD Limited Industrial West - Multi Family Residential / R-3Large Lot Residential

Parcel History

Z19-C230 - Zone Change from A-4 to R-3 PUD (PC

recommended approval 3/9/78, Trustees approved 7/6/81, PUD expired and zoning reverted back to A-4)

Z19-C259 - Zone Change from R-A to R-3 (PC recommended

approval 6/19/80, Trustees disapproved 9/15/80)

REF: Z19-C651. . . February 28, 2018

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GENERAL INFORMATION (cont’d) Z19-C331 - Zone Change from A-4 to R-3 (PC recommended

approval 7/20/89, Trustees approved 12/18/89, subject to platting, Zoning overturned by referendum)

S-21-89 - Preliminary Drawing (PC approval with conditions

8/17/89) Z19-C353 - Zone Change from A-4 to M-1 (PC recommended

approval 6/5/91 (subject to plat), Trustees approved M-1 PUD 7/15/91)

SPR19-21-96 - Site Plan Review for Mulch and Landscape

Business (PC administratively approval with conditions 1/16/97)

Z19-C527 - Zone Change from R-A to M-1 (PC recommended

approval 10/27/04, Trustees approved 11/15/04) Z19-C528 - Special Use for leaf recycling operation (PC

recommended approval 10/27/04 with conditions, Trustees approved 11/15/04)

Z19-C593 - Zone Change from R-A to M-1 (PC recommended

approval 1/28/09, Trustees approved 3/2/09)

Applicable Plans and Regulations Springfield Township Zoning Resolution Springfield Township Community Master Plan 2004 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

STAFF ANALYSIS The request is for a Zone Change from M-1 Limited Industrial, M-1 PUD Limited Industrial and RA-4 Rural Residential to C-2 General Commercial for the property located at 6560 Dorr Street, 6429 and 6505 Bancroft Street. The parcel is 44.98 acres and currently is used for a Mulch and Landscaping Business. The applicant is requesting the Zone Change in anticipation of a new interchange on I-475. Adjacent land uses include single family residences to the north and south, multi-family uses to the west and Interstate I-475 to the east. A companion Zone Change from R-A and C-2 to C-2 at 6633 Dorr Street accompanies this case.

REF: Z19-C651. . . February 28, 2018

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STAFF ANALYSIS (cont’d) The Ohio Department of Transportation (ODOT) in partnership with multiple governmental agencies is in the process of finalizing a design for the widening of Dorr Street and a new interchange on Interstate I-475 at Dorr Street. Currently Dorr Street is a minor arterial that reduces to two-lanes (single lane each direction) west of Holland-Sylvania Road through Springfield Township. The proposed plans indicate that Dorr Street will be widened to four-lanes (two lanes each direction) with a center turn lane from Holland-Sylvania Road to McCord Road. Springfield Township has indicated that prior to an interchange being constructed at I-475 and Dorr Street; a commercial overlay will be considered for the properties located between McCord Road and west of I-475. As a result, commercial zoning would be supported along this corridor. Currently there are eleven (11) single family residences that existing between I-475 to McCord Road. Based on the preliminary plans for the interchange, nine (9) of the eleven (11) single family residences (including all seven (7) contiguous to the subject property) are anticipated to be total takes and demolished as part of the project. Properties not affected by the project are anticipated to be redeveloped as more intense commercial or higher density multi-family use in the future. The 2004 Springfield Township Community Master Plan identifies this area for single family residential uses. However, commercial and multi-family uses are located on contiguous C-2 General Commercial and R-3 Multi-family Zoned properties. The proposed C-2 General Commercial is more consistent with the existing development along Dorr Street. Based on the property’s location in conjunction with C-2 General Commercial zoning in the immediate area, compatibility with other commercial and multi-family residential uses in the area and the proposed highway interchange, staff recommends approval of the Zone Change from M-1 Limited Industrial, M-1 PUD Limited Industrial and RA-4 Rural Residential to C-2 General Commercial. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C651, a Zone Change request from M-1 Limited Industrial, M-1 PUD Limited Industrial and RA-4 Rural Residential to C-2 General Commercial for property located at 6560 Dorr Street, 6429 and 6505 Bancroft Street, to the Springfield Township Zoning Commission and Trustees for the following three (3) reasons:

1. The request is compatible with surrounding commercial and multi-family residential zoning and uses;

REF: Z19-C651. . . February 28, 2018

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STAFF RECOMMENDATION (cont’d)


3. The proposed Zone Change is anticipated to have minimal adverse impacts on surrounding properties.



GENERAL LOCATION

Z19-C651

ID 126

4 - 5

ZONING & LAND USE

Z19-C651

ID 126

4 -6

5 - 1


GENERAL INFORMATION

Subject

Request - Zone Change from R-A Suburban Residential and C-2 General Commercial to C-2 General Commercial

Location - 6633 Dorr Street Applicant - Kott Enterprises 6505 West Bancroft Street Toledo, OH 43615

Site Description

Zoning - R-A Suburban Residential and C-2 General Commercial Area - ± 9.8 Acres Frontage - ± 328 Feet along Dorr Street

Existing Use - Undeveloped

Area Description North - Mulch Facility and Multi-family Residential / M-1

Limited Industrial (Pending C-2 General Commercial) and R-3 Multi-family Residential

South - Single Family Residential / RA-4 Rural Residential East - Single Family & Multi-Family Uses Residential /

R-A Suburban Residential and R-3 Multi-family Residential

West - Self Storage / RA-3 Large Lot Rural Residential Parcel History

Z19-C200 - Zone Change from R-A Suburban Residential to R-

3 Multi-family Residential (PC recommended disapproval 8/21/75, Trustees disapproved 10/20/75)

REF: Z19-C652. . . February 28, 2018

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GENERAL INFORMATION (cont’d) Applicable Plans and Regulations


STAFF ANALYSIS The request is for a Zone Change from R-A Suburban Residential and C-2 General Commercial to C-2 General Commercial for the 9.8 acre property located at 6633 Dorr Street. The front 650 feet is currently zoned C-2 General Commercial while the rear 670 feet is zoned R-A Suburban Residential. The applicant is requesting the Zone Change to consolidate the zoning on the parcel and in anticipation of the new interchange on I-475. Adjacent land uses include an industrial mulch facility and multi-family uses to the north, single family uses to the south, single and multi-family uses to the east and a self storage facility to the west. A companion Zone Change from M-1, M-1 PUD and RA-4 Rural Residential to C-2 General Commercial at 6560 Dorr Street, 6429 and 6505 Bancroft Street accompanies this case.

Springfield Township has indicated that prior to an interchange being constructed at I-475 and Dorr Street; a commercial overlay will be considered for the properties located between McCord Road and west of I-475. As a result, commercial zoning would be supported along this corridor. Currently there are eleven (11) single family residences that existing between I-475 to McCord Road. Based on the preliminary plans for the interchange, nine (9) of the eleven (11) single family residences are anticipated to be total takes and demolished as part of the project. It is anticipated that once the interchange is completed, all properties with frontage along Dorr Street will be redeveloped as commercial or multi-family uses. The 2004 Springfield Township Community Master Plan identifies this area for neighborhood commercial and single family residential uses, which follow the current zoning lines respectively. Although, the plan identifies that the site for neighborhood commercial and single family use, the property is currently split zoned C-2 and R-A while a mixture of commercial, multi-family residential and industrial uses are existing on the contiguous properties to the north, east and west. A Zone Change to C-2 is anticipated to have minimal adverse impacts on surrounding properties. Staff recommends approval of the Zone Change for several reasons. First, the property is split zoned and the zone change will correct this situation. Second, the proposed C-2 Zoning is compatible with the zoning of nearby parcels. Finally, the Township is supportive of the Zone Change in anticipation of the new I-475 interchange at Dorr Street.

REF: Z19-C652. . . February 28, 2018

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STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C652, a Zone Change request from R-A Suburban Residential and C-2 General Commercial to C-2 General Commercial for property located at 6633 Dorr Street, to the Springfield Township Zoning Commission and Trustees for the following three (3) reasons: STAFF RECOMMENDATION (cont’d)

1. The request is compatible with surrounding commercial and multi-family residential zoning and uses in addition to the property being partially zoned C-2 General Commercial;


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

surrounding properties. ZONE CHANGE

SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z19-C652 DATE: February 28, 2018 TIME: 9:00 a.m.


GENERAL LOCATION

Z19-C652

ID 126

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ZONING AND LAND USE

Z19-C652

ID 126

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BLANK PAGE

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REF: Z19-C647

DATE: February 28, 2018 GENERAL INFORMATION

Subject

Request - Amendments to the Springfield Township Zoning Resolution Regarding Sections 1202 & 1302 for Churches or Places of Worship in C-1 & C-2 Districts.

Location - Springfield Township Applicant - Springfield Township Zoning Commission

STAFF ANALYSIS The Springfield Township Zoning Commission has requested an amendment to Sections 1202 & 1302 of the Springfield Township Zoning Resolution. The nature of the amendment is to remove churches or places of worship from the C-1 Neighborhood Commercial and C-2 General Commercial Zoning Districts. Currently churches or places of worship are permitted with conditional use approval in both the C-1 Neighborhood Commercial and C-2 General Commercial Zoning Districts. All Townships in Lucas County with the exception of Harding Township allow (permitted or with a conditional use) churches or places of worship in their commercial districts. Although the majority of Townships allows churches or places of worship in their commercial districts the Lucas County Prosecutors Office has found no legal issues with the proposal. Staff does not object to the proposed amendments as shown in Exhibit “A”. STAFF RECOMMENDATION

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

TEXT AMENDMENT SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z19-C647

DATE: February 28, 2018 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z19-C647. . . February 28, 2018

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Exhibit “A”

Township Text Amendment Proposal (Deletions in strikeout, additions in underline)

C-1 NEIGHBORHOOD COMMERCIAL DISTRICT 1202 CONDITIONAL USES The following uses may be approved pursuant to Section 26 - Procedures and Requirements for Conditional Uses:

C-2 GENERAL COMMERCIAL DISTRICT 1302 CONDITIONAL USES The following uses may be approved pursuant to Section 26 - Procedures and Requirements for Conditional Uses:

Church or place of worship Single, two, or multiple-family dwelling units Medical Marijuana Dispensary above the ground floor level (See

Supplemental Regulations Section 1922)

Any use with outdoor seating Recreational facility, indoor Bar/Lounge Single, two, or multiple-family dwelling

Church or place of worship above the ground floor level (See Section Club 1922) Group living Veterinary office/clinic Professional/Trade school Medical Marijuana Dispensary

7 - 1

REF: Z33-C145

DATE: February 28, 2018 GENERAL INFORMATION

Subject

Request - Amendments to the Swanton Township Zoning Resolution Regarding Modifications to Sections 2.1, 4.2 & 4.3

Location - Swanton Township Applicant - Swanton Township Zoning Commission

STAFF ANALYSIS The Swanton Township Zoning Commission has requested an amendment to Sections 2.1, 4.2 & 4.3 of the Swanton Township Zoning Resolution. The nature of the amendments is to clarify the definition of kennel, provide a minimum floor area standard and increase the minimum lot area requirement in the A Agriculture District. Section 2.1 Definitions - Kennel

The Swanton Township Zoning Resolution currently defines a kennel as: “Any lot or premises on which four (4) or more dogs, more than four (4) months of age, are kept.” The Township is requesting that the definition of kennel be modified to read “Any establishment in which dogs are kept on-site for the purposes of breeding, selling, raising, training or boarding. This amendment will further clarify the use while allowing residents to possess an unrestricted number of dogs as personal pets. Staff does not object to the proposed amendment as shown in Exhibit “A”. Section 4.2 Minimum Floor Area Requirement

The Swanton Township Zoning Resolution currently defaults to the minimum square footage requirements for dwelling units set forth by Lucas County Building Regulations. The Lucas County Planning Commission conducted a comprehensive study on Tiny Houses in late 2016. As part of that study staff found that all residential dwellings (subject to the standards of the Residential Buidling Code of Ohio) are required to have a minimum ceiling height of 7 feet and a minimum habitable room size of 70 square feet. This allows individuals to construct smaller (tiny) houses, subject to these minimum standards. However, most townships provide a standard that ranges from 900 to 1,500 square feet for a single-story dwelling. This amendment will require all dwellings provide a minimum floor area of 1,200 square feet per unit. Staff does not object to the proposed amendment as shown in Exhibit “A”.

REF: Z33-C145. . . February 28, 2018

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STAFF ANALYSIS (cont’d) Section 4.3 Basic Yard, Area and Height Requirements Swanton Township is requesting to increase the minimum acreage requirement in the A Agriculture Zoning District from one (1) acre to five (5) acres. The Township has requested the amendment to ensure that large multi-acreage parcels are being preserved and not divided into smaller one (1) acre residential lots. The process for subdividing land is regulated by the Lucas County Subdivision Regulations. However, the Subdivision Regulations indicate that any proposed division of land shall not be contrary to applicable zoning regulations. The Swanton Township Zoning Resolution currently requires a minimum of one (1) acre of land in the A Agricultural District. Several Townships in Lucas County have a requirement of one (1) acre in their A Agricultural Districts. However, Providence and Spencer Townships require three (3) acres and Jerusalem requires one and one-half (1½) acres in their Agricultural Districts. Richfield is unique as they established an Agricultural District in 2004, resulting in both an Agricultural and an Agricultural/Residential District. The Agricultural/Residential District has a (1) acre requirement while the Agricultural District has a twenty (20) acre requirement. Staff found that 96.3 percent (1,433 parcels) of the parcels in Swanton Township (1488 parcels) are Zoned A Agriculture and could be directly impacted by this amendment. Currently there are 140 parcels located in the A Zoned portion of the Township that are less than one (1) acre in size and non-conforming lots of record. If the Township were to increase the minimum lot requirement to five (5) acres this would render an additional 734 parcels non-conforming. Reducing the minimum lot requirement to three (3) acres lowers the number of non-conforming lots of record to 654 parcels. Furthermore, there are 515 A Agriculture Zoned lots in Swanton Township that are between one (1) and three (3) acres in size. Although the data supports no change in the minimum acreage requirement, in an effort to preserve the rural nature of the Township by reducing the number of smaller one (1) acre residential lots, minimizing the overall number of lots rendered non-conforming by this amendment and conducting an analysis of minimum acreage requirements of similar Townships in Lucas County, staff recommends approval of a minimum acreage requirement of three (3) acres for A Agriculture Zoned parcels. The Township has requested that a footnote be added to the acreage requirement that indicates: “Parcels deeded prior to this requirement shall not be affected by this change in acreage.” This change is not recommended as Section 11 of the Swanton Township Zoning Resolution currently addresses lots of record or “grandfathered lots”. Lots of Record become effective at the date of adoption or amendment to the Zoning Resolution. As a result, staff recommends no changes to the footnotes in section 4.3.

REF: Z33-C145. . . February 28, 2018

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STAFF RECOMMENDATION

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

TEXT AMENDMENT SWANTON TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z33-C145

DATE: February 28, 2018 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z33-C145. . . February 28, 2018

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Exhibit “A”

Township Text Amendment Proposal

(Deletions in strikeout, additions in underline Staff changes in highlight.)

SECTION 2.1 Interpretation of Terms or Words Kennel: Any lot or premises on which four (4) or more dogs, more than four (4) months of age, are kept. Any establishment in which dogs are kept on-site for the purposes of breeding, selling, raising, training or boarding. 4.2 Minimum Floor Area Requirements The minimum floor area per family unit in square feet for dwellings erected on any lot shall not be less than that established by Lucas County Building Regulations 1,200 square feet. In determining floor area, only the area used for living quarters shall be counted. Garages, carports, porches, and basements are to be excluded. 4.3 Basic Yard (Setback), Area, and Height Requirements Table 4-1 establishes the yard, area, and height requirements for all buildings:

TABLE 4-1 Minimum Lot Minimum Yard (feet)(5,6) Maximum Height Districts Area Width(1) Front Rear One Side Stories Feet A-Agricultural 1 3 acre 150(2) (6) 50 10(3) 2 1/2 35

“(7) Parcels deeded prior to this requirement shall not be affected by this change in acreage.”

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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LUCAS COUNTY PLAN COMMISSION REPORT February 28, 2018 · January 16 February 12 February 16...

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Transcript of LUCAS COUNTY PLAN COMMISSION REPORT February 28, 2018 · January 16 February 12 February 16...