Jerusalem Township land use plan : summary report

[From the U.S. Government Printing Office, www.gpo.gov]

Coastal Zone
information
Center

JERUSALEM TOWNSHIP
LAND USE PLAN
AUGUST, 1980

SUMMARY REPORT

COASTAL ZONE

INFORMATION CENTER

HD
211
.03
J47
1980 ared by the Lucas County Planning Commission

Propority of

INTRODUCTION

Located along Lake Erie in eastern Lucas County, Jerusalem Township
is, perhaps, best known for its productive agricultural land. While

extensive farm lands characterize large portions of the total land area,

Jerusalem Township has a number of other unqiue features which contribute

to the overall character of the Township. These include extensive wildlife

area, State parklands and water related recreational activities, such as

boating facilities and prime fishing areas.

A moderate, yet steady, rate of growth has taken-place with Jerusalem
Township over the past ten years. While this growth may realistically slow down
over the course of the next decade,continued expansion is likely to occur.

To a large extent, the purpose of this plan is to accommodate and plan for this
growth. A secondary purpose of this plan is to provide Township officials.

with a rational basis for making land use related decisions,
In a somewhat larger sense, this plan also incorporates long and short
term county land use and housing policies which will help insure that future

grown within the Township is consistent with overall goals and objectives

for Lucas County as a whole. The elements of this plan recognize and conform

to adopted county and aireawide development policies. This framework is a
realistic one in that it recognizes the, responsibility. of Lucas County to adopt
a general plan for the,entire,country, yet at the sametime recognizing the

zoning power of individual townships who must base their zoning decisions on a

locally adopted land use plan.

Work on the Jerusalem Township Land Use Plan begain in January 1979

under a Coastal Energy Impact Program Grant 308(c) from the Ohio Department
U.S. DEPARTMENT OF COMMERCE NOAA
COASTAL SERVICES CENTER
2234 SOUTH HOBSON AVENUE
CHARLESTON, SC 29405-2413

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HD211.03 J47 1380

of Energy, and involved several steps. The first step was the completion of
a preliminary land use suitability map utilizing the Land Use Allocation
System (LUAS) methodogy. The LUCAS quantitatively evaluates both the
suitability and capability of land for development by using the following

background information:

1) existing land use;
2) the proximity of land to existing concentrated residential
or recreational commercial uses;
3) access to highways or railroads;

4) noise impact caused by roadways or railroads;
5) the suitability for on-site septic systems;

6) the location of Visual Amenities (Woods, canals, Lake Erie, and
Special Areas (greenhouses,orchards, nurseries);
7) the location of Environmental Areas (wetlands, soil recession areas)
and Sensitive Areas (archeological and historical sites);
8) existing areas located in the flood hazard area; and
9) Soil Limitation for various uses or development.

Recognizing the importance of local input in the planning process,

several meetings were held with the Jerusalem Township officials and residents

to discuss these initial LUAS recommendations and develop overall goals and

objectives for future development.

The "Jerusalem Township Land Use Plan" that follows is a direct result
of these meetings, and a tribute to the concern and dedication shown by
Township officials and residents during the development of this plan. The
staff of the Lucas County Planning Commission wish to thank all concerned
for their support and participation in the county-wide planning effort.

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JERUSALEM TOWNSHIP LAND USE PLAN
SUMMARY REPORT

The Jerusalem Township Land Use Plan that follows represents a

composite of existing land uses and soil factors (both its limitations

and development potential). It also takes into account the realities

of current development trends, and the goals and policies of Jerusalem

Township.

It should be emphasized that the land use plan represents what is

felt to be the best future use of land based uponn today's knowledge

and trends. The plan is by no means rigid or unchangeable. It should

be assessed periodically and adjusted to meet new trend, to allow for

flexibility in cases where an alternative use may be as desirable as

the one initially proposed.

It should be noted that the plan, as presented, is intended to show

generalized land use and is not intended to indicate precise size, shape

or dimension. The proposals reflect future land use recommendations and

do not necessarily imply short range zoning proposals.

Because the map represents general policies, it cannot e an absolute

textbook for future growth within the township. Most lines on the map

are not shown as definite boundaries, but as suggested general areas for

a specific character of development. It is the daily and monthly imple-

mentation of the development process via the township officials and the

County Planning Commission that really formulates the detail and character

of the master plan as it is made real over the next ten to twenty years.

There are, however, some guidelines for use of the land use plan map.

These are as follows:

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Residential Areas

Two types of residential areas are shown on the map. These are not
indicate by the characteristic designatios of housing type, but by den-

sity. These figures indicate a range of densities for dwelling units
per gross acres. They do not designate whether the form of housing must

be in single familly units, two family units, mobile homes, or apartments.

This distinction is made in order to encourage the use of flexible develop-

ment concept which can best meet both private housing market needs and the

public interest. Within a single development there might be single fam-

ily dwellings, townhouses, and apartment. Each would be positioned accord-

ing to the best location for view, accessibility and, most, importantly, to

the availability of public services. None of the township soils are suit-
able for intense development without the supporting infrastructures. There-

fore, until public sewer and water is available subdivisions and multi-
family developments should be precluded. It is the responsibilty of the
County Plan Commission and the Township to decide whether or not a proposed

project, which falls within the overall density guidelines, is suitable

for the area proposed.
A single "neighborhood commercial" development of a small scale (i.e.
medical office, carry-out, beauty parlor), that served the immediate resi-
dents would be allowed in concentrated residential areas.

EXISTING LOW DENSITY RESIDENTIAL AREAS includes the existing residen-

tial developments in Jerusalem Township (Reno Beach, Bono, Howard Farms)

and a portion of the Village of Curtice. These areas excluding Curtice)

were platted in the 1920's, with much of the original housing existing

today. Maintaining the existing housing stock and character should be a

priority when reviewing developement proposals in these areas.

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A large portion of these platted lots are undeveloped due to small

lot sizes, poorly drained soils and potential flooding problems. While

scattered single lot development in these areas is not totally discouraged,

larger lot sizes (up to 5 acres) are needed and additional building cost

will be incurred ot overcome these problems.

THE AGRICULTURAL/RURAL RESIDENTIAL AREA is located in the southwest

corner of the township. It is the area where the majority of residential

acitivity is occuring. This may be due to the fact that the soils are

better drained and more suited to residential development, influence of

the proposed Maumee Bay State Park, its proximity to the unincorporated

Village of Curtice, and that the area is located outside of the 100 year

flood plain.

It should be noted that soils were rated iin relationship to other

soils in the Jerusalem Township. All township soils have a moderate to

severe wetness problem requiring drainage or special construction. The

moderate rate in this area indicates the relative difficulty in overcom-

ing construction and soil strength problems. Sanitary sewers are not

expected to be constructed during the planning period, or before 2000.

Therefore, all residential development must rely on on-site disposal of

septic effluent.

While the minimum density allowed is one dwelling unit per acre

(county subdivision and Board of Health regulations), the density of de-

velopment in this as well as all other residential areas is subject to

the availability of potable (drinkable) water and a suitable sanitary

system. In areas without public sewers, the availability of public

water may reduce the amount of land required for an on-site sanitary

system. However, the final determining factor of acreage requirements

is the soil conditions. The rational for developing this classification

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is to prevent the strip residential development that is occurring along

some township roads and keep the land in agricultural production, while

allowing an area for residential development to occur
If housing development follows the:patternof the last decade (12
new dwelling units per year) there will be a need for approximately 150

new units by 2000, all of which can be accommodated within this Agricul-

tural/Rural Residential area.

Agricultural Area

The agricultural area is characterized by substantial amounts of

prime farmland and a concentration of working farms. This area contains
soil that is highly desirable for agriculture. Because residential de-
velopment and agricultural activities tend to conflict, there is a real
need to restrict such development if agriculture is to remain a viable

activity in Jerusalem Township.

The eventual necessity of extending urban utilities (water and sewer)

through active agricultural areas to service leap-frog and strip residen-
tial development is the greatest detriment to a continued agricultural

industry in Lucas County. The assessments to a property owner (farmer)

for these extensions along lengthy stretches of front footage, around

or through his property, makes it economically unfeasible for him to con-
tinue agriculture activities.The land is then put on the market for the

speculative value of urban development. Once urban utilities are avail-

able the tax assessments rise as well since they are based on potential

use, creating even greater pressure for sale and development of the land.
It is recommended that single family dwellings only be allowed on an

arbitrarily large lot size (i.e. 20 acres of more) in the agricultural

area. The actual lot size required would be determined by Jerusalem Town-

ship Zoning. Such single family development is more compatible with

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surrounding agricultural activity by reventing the encourachment of sub-

divisions and frontage development of one to five acre parcels onto farm-

land, which often leads to the descontinuation of framing. The boundaries

shown on the map should not be considered inflexible. However, all of

this area, as well as the major portion of the Township, is highly suited

for crop production. This agricultural area could be the basis on which

to develop an agricultural district for the long term preservation of farm

lands.

Open Space

The majority of Open Space is located in the parks and wildlife areas,

with the remainder along Crane and Cedar Creeks. While portions of the

State nad Federal Lands are currently being farmed, they are classified

as open space because of their intended use and ownership.

The areas along Crane and Cedar Creeks are classified as Open Space

because they are flood plain areas. while flood prone areas can and are

being used for agriculture, residential developments should not be allowed

becaused of the risk to personal life and property

Commercial/Industrial

The commercial areas located on the Land Use Plan are those areas

most appropriate for commercial growth, which contain a substantial amount

of commercial activity or which have been experiencing residential growth.

These areas are: The intersections of Jerusalem Road wiht the North Cur-

tice, Cousino, and Teachout Roads; and at Brown and North Curtice Road.

While a portion of Jerusalem Road has been indicated for commercial

growth, proper planning of these establishments is essential to prevent

strip development. It is recommended that only small portions of Jerusalem

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Road be zoned for commercial development at one time. These development

areas should be phased in and rezoned as demand is indicated. It should

be noted that while certain locations have been designated for commercial

development, these areas are not inflexible, depending upon future demand.

However, a central goal of the land use plan is to encourage commercial

growth in a few areas to prevent scatteration. Commercial areas should

be limited in number, and location accordingly.

Development of a heavy industrial area is not expected for Jerusalem

Township. For this reason it is recommended that light industry be lo-

cated in the commercial areas.

Recreational Commercial

This classification was created to deal with increasing pressures for

more recreation related business of a seasonal nature (i.e. campgrounds,

tennis courts, golf courses, marinas, etc.). These types of business op-

erate during the drier months (May to November), are of a less intense

nature that residential development, and can withstand flooding and season-

al drainage problems without suffering a severe financial loss.

The two areas identified area adjacent to Ward Canal and Coolie Canal,

which have existing recreational commercial activities and access to Lake

Erie. Each proposal in these areas need to be reviewed in order to pro-

tect environmentally sensitive areas and adjacent residential developments,

and to provide for better regulation and site design.

Classifying these areas as Recreational Commercial does not mean that

there are no immediate problems to overcome when developing, that every

site within this area is suitable for all or any recreational commercial

activity, or that project approval is guaranteed.

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Conclusion

The increasing population and new park devlpoment in the community

will generate additional demands upon Jerusalem Township for services.

If the township is to meet these needs, it is essential that effective

land use controls be development along with the Land Use Plan.

Existing and potential problem areas need to be recognized and

put in perspective, so that future development can be directly accordingly.

Zoning policy, subdivision controls and other implementation measures can

then be used to guide future growth in those directions. A well designed

and properly implemented Land Use Plan will aid Jerusalem Township in

successfully serving the needs of its future citizens and taxpayers.

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TOLE DO-LUCAS'CO U NTY PLAN COMMISSIONS

415 NORTH ST. CLAIR STREET 0 TOLEDO. OHIO 43604
WALTER T. EDELEN, A.I.C.P.
EXECUTIVE DIRECTOR

January 11 , 1983

TO: Walter T. Edelen, Executive Director
FROM: John Widmer, Associate Plannerl W,
SUBJECT: Status of Jerusalem Township Zoning Resolution Update
post Ohio Supreme Court decision on Fleitz Marina.

Work on the zoning update ended when Anne Spelman left the Plan
Commission employment in January of 1982. 1 met with Anne several
times after January to become familiar with the remaining loose ends
of the project. Remaining were the editing and final draft typing.
Township review of the update had been completed. A primary reason
for the project not moving.forward at this time was the lack of a
typist.

However, a potential problem with the update as prepared became
evident with the County Prosecutor's Opinion 82-41 written April 26,
1982. This case (P.C. Ref. Z28-C52) involved the legality of a pro-
posed map change of Fleitz Marina from the 1959 Reno Beach Zoning
Plan the 1964 Zoning Plan. The prosecutor made it quite clear that
the two Zoning Plans are distinct and separate documents. The pri-
mary purpose of the update was to merge the two zoning texts into one
document while leaving the Zoning Plan Maps separate, thus ending the
confusion.of using two zoning texts.

It was my opinion that the zoning update project would need to be
modified and the legality of any new text or texts approved by the
County Prosecutor. Also, if adopted, the zoning text update as pre-
pared by Anne would only serve to further confuse the litigation issue
and probably be the cause of further litigation regarding Fleitz Marina.
An example would be if the zoning status of Fleitz Marina were changed
in an adopted update who would have the right to vote on a referendum
just the Reno Beach voters or all voters in the township?

The Ohio Supreme Court recently upheld the Township BZA approval
of Fleitz Marina. With this case resolved, the zoning update project
can now be completed. The update must be both legally defensible and
administratively practical. This may require considerable reworking
of the draft.

LONG RANGE PLANNING (419) 247-6287,247-6280,259-8745 a ZONING& SUBDIVISION (419) 247-6285.247-6280,259-6850-

Walter T. Edelen
Page Two
January 11 , 1983

Under no circumstance could I suggest taking either or both of
the existing township zoning plans to the voters for repeal and
adoption of a new unified resolution unless recommended to the town-
ship by the County Prosecutor. My preference is to produce a zoning
text or text(s) which are administratively practical while retaining
the legal separation necessary between the two zoning plans.

SUGGESTED STEPS FOR PROJECT COMPLETION

1. Meeting with County Prosecutor to establish problem
and explore alternatives.
Attend: Co. Prosecutor,,Staff
Walt Edelen, Staff
Township Officials

2. Continue meetings with and review of zoning text by Co.
Prosecutor's Office with Plan Commission Staff as needed.

3. Complete zoning update draft text(s) keeping substantive
changes made by township officials reflected in Anne's
update draft.

4. Review new draft zoning text(s) with township official.

5. Adoption of zoning text amendments to the Zoning Plans
by the Trustees after referral to County Planning
Commission and hearings by Zoning Commission and Trustees.

TIMING

1. Research and determination by County Prosecutor's
Office - one to three months. (may require Attorney
Generals opinion)

2. Completion of draft text(s) and typing - four to
six months.

3. Adoption by Township - two to three months.

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JERUSALEM TOWNSHIP LAND USE PLAN

ADOPTION OF JERUSALEM TOWNSHIP
LAND USE PLAN September 18, 1980 No.

Commissioner Kest offered the following resolution:

WHEREAS, the Board of Lucas County Commissioners has examined the

document entitled "Jerusalem Township Land Use Plan," as prepared by the

Lucas County Planning Commission staff; and

WHEREAS, as role of the Board of Lucas County Commissioners en-

tails, among other things, adequate planning for the future so as to best

utilize the available land assets. This being done in a manner that would

promote natural growth while retaining existing ecological system in its

present balance, as nearly as possible; and

WHEREAS, the "Jerusalem Township Land Use Plan" is a continuation

of the county-wide planning effort, and conforms to the policies fo the

"Lucas County Policy Plan on Land Use and Housing"; and

WHEREAS, the Jerusalem Township Trustees have endorsed the "Jeru-

salem Tewnship Land Use Plan" at their regular meeting on August 4, 1980;

and

WHEREAS, the Lucas County Planning Commission has reviewed and

approved the Jerusalem Township Land Use Plan at their regular meeting on

August 7, 1980; now, therefore, be it

RESOLVED, by the Board of County Commissioners, Lucas County, Ohio,

that pursuant to Section 713.25 of the Ohio Revised Code, that the Board

of Lucas County Commissioners adopt the "Jerusalem Township Land Use Plan.

On the Foregoing Commissioner Kest voted aye
Szollosi voted aye
Holzemer voted aye

Herbert O. Hoehing - Clerk

I hereby certify the foregoing to be a true
and correct copy of resolution adopted by
the Board of County Commissioners, Lucas
County, Ohio, on
Sept 18, 1980

DATE DUE

GAYLORDINO. 2333 PRINTED IN U.S.A.

3 6668 14108 6530