Study of impacts resulting from energy facility sitting on Sandusky Bay Sandusky County, Ohio

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information
Center

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INFORMATION CENTER

REGIONAL PLANNING COMMISSION

A STUDY OF IMPACTS RESULTING
FROM ENERGY FACILITY SITING
ON SANDUSKY BAY
SANDUSKY COUNTY, OHIO

SANDUSKY COUNTY
FREMONT OHIO

A STUDY OF IMPACTS RESULTING
FR0M ENERGY FACILITY SITING
ON SANDUSKY BAY
SANDUSKY COUNTY, OHIO

A STUDY OF IMPACTS RESULTING

FROM ENERGY.FACILITY SITING ON

SANDUSKY BAY, SANDUSKY COUNTY, OHIO

December, 1979

Sandusky County Regional Planning Commission

600 W. State Street

Fremont, Ohio 43420

and

Henshaw and Associates, Inc.

Cleveland, Ohio

ABSTRACT

TITLE: A Study of Impacts Resulting From Energy
Facility Siting on Sandusky,Bay, Sandusky
County, Ohio

AUTHOR: Sandusky County Regional Planning Commission

SUBJECT: Assessment of impacts resulting from energy
facility siting and recommendations for local
action regarding such development

DATE: December, 1979

SOURCE OF COPIES: Ohio Department of Energy
P.O. Box 1001
Columbus, Ohi6 43215

Sandusky County Regional Planning Commission
600 W. State Street
Fremont, Ohio 43420

ODOE CONTRACT NO: 78-49

NO. OF PAGES: 76

ABSTRACT: The study involves the assessment of the major
impacts resulting from energy facility siting
on Sandusky Bay. The need for local input to
the potential project is outlined and a recom-
mended course of action for local government
is proposed. Included in the recommendations
are model regulatory devices designed to assist
local officials in coping with the potential
facility and its resultant land use implica-
tions botb on the site and adjacent to it.

The preparation of this report was financed in part through a
planning grant from the Ohio Department of Energy under the Ohio
Coastal Energy Impact Program as authorized by the Coastal Zone
Management Act of 1972.

TABLE OF CONTENTS

Page

Abstract . . . . . . . . . . . . . . . . . . . . . . . i

Table of Contents . . . . . . . . . . . . . . . .

List of Figures and Tables . . . . . . . . . . . . . . iv

INTROD UCTION . . . . . . . . . . . . . . . . . . . . . 1

DATA ANALYSIS AND SUMMARY OF EXPECTED IMPACTS . . . . 3

Background on Sandusky County . . . . . . . . . . 3

Background on Site Area . . . . . . . . . . . . . 7.

POLICY PLAN OBJECTIVES . . . . . . . . . . . . . . . . 14

County-wide Growth . . . . . . . . . . . . . . . 15

Transportation and Access . . . ... . . . . . . . 16

Industrial.Development Objectives . . . . . . . . 18

Recreation and Preservation Objectives . . . . . 19

Land Development Regulation Objectives . . . . . 21

ALTERNATIVE COUNTY DEVELOPMENT OPTIONS . . . . . .. . . 22

Preservation Option . . . . . . ... .. . . . . . . 22

Industrial Development Option . . . . . . . . . . 23

Residential Development Option . . . . . . . . . 23

SITING AND DEVELOPMENT POLICY RECOMMENDATIONS . . . . 24

Plant Location Guidelines . . . . . . . . . . . . 25

Surrounding Land Use Implications . . . . . . . . 25

Transmission Line Considerations ... . . . . . . 31

IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . 32

Land Development Codes . . . . . . . . . . . . . 32

Recreation and Conservation Strategy . . . . . . . 35

Industeial Development Incentives Plan . . . . . 36

TABLE OF CONTENTS
(con'd)

Page

Transmission Line Routing Placement and
Impact Mitigation Plan . . . . . .. . . . . . . . 37

Monitor Status of O.P.J. Plans . . . . . . . . . . 38

APPENDICES . . . . .. . . . . . . . . . . . . . . . . . . 40

Appendix A: Bibliography of Basic Reference . . . . 41

Appendix B: Land Use and Visual Routing
Considerations and Special Resource and
Visual Impact Routing Considerations . . . . . . 42

Appendix C: Application and Certification Process
for Power Plant and Transmission Line Approval
Ohio Power Siting Commission, Local Power Com-
pany, Local Government, and Public . . . . . . . 44

Appendix D: Model Industrial Park Zoning Di-strict. 46

Appendix E: Outline of Township Zoning Resolution
and Adoption Procedure . . . . . . . . . . . . . 56

Appendix F: Model Planned Unit Development
Regulations . . . . . . . . . . . . . . . . . . 61

LIST OF FIGURES AND TABLES

FIGURES Foll.ows Page

Figure 1: Regional Context . . . . . . . . . 2

Figure 2: Site Location . . . . . . . . . . 8

Figure 3: Site Area Expected Impacts . . . . 13

Figure 4: Plant Location duidelines - 25

TABLES Page

Table I: Existing Land Use, Sandusky County, Ohio. 5

INTRODUCTION

The Coastal Energy Impact!Program (C.E.I.P.) was created

in 1976 by amendment to the Coastal Zone Management Act

of 1972. The Program was designed to assist coastal states

and.units of local government in the mitigation of impacts
re iated to coastal energy activity. One basic aspect of

the C.E.I.P. is its Planning Grant element. The primary

thrust of the C.E.I.P. Planning Grant is to plan for the

various economic, social and environmental consequences

of new or expanded energy facilities, and, in particular,

to plan for the impacts of those facilities which have been

determined will have a significant effect upon the coastal

zone.

The Sandusky County C.E.I.P. has been established to.

evaluate protentially significant impacts resulting from

the location of an electric generating facility on the

southern shore of Sandusky Bay. This program was developed

in response to the assembling of 3,890 acres in Riley and

Townsend Townships by Ohio Power, Inc. (OPI) through

Franklin Real Estate Company. A meeting was held with

Ohio Power representatives to determine their plans for this

large tract of land. By holding this meeting it was

discovered that their ten year forecast does not indicate

the development of this site,'nor does it identify what

type facility (coal-fired or nuclear) would be proposed

for the property. Nevertheless, it was ascertained that

at most only 400 to 500 acres of land would. be required to

develop the power facility. To allow for a certain design

flexibility a maximum reserve of 800 acres would be needed

for the development of the power facility'and for a

sufficient land use buffer around the plant. Ohio Power

officials have indicated that while they will continue

to keep their site,development/nondevelopment options open

for the site, they are willing to work with the county to

assure that proper consideration is given to the devel op-

ment of the site. Figure 1, "Regional Context" shows the
regional location of the Ohio@Power site and Sandusky County.

This report summarizes the findings and recommendations

that were developed in response to the''Oo'te'ritial construction

of-a power plant facility on the Ohio Power, Inc. site.

The major components of this report include:

I. Analysis of existing site conditions, in order to

establish the expected impacts that may occur due

to power plant construction.

II. Identification of the County's policy objectives

in regard to their effect on.the development of

the power plant site.

III. Identification of alternative County development

options, based on the possible plant impacts and

valid county.objectives.

IV, Delineation of siting and development policy

recommendations, which would include plant location

Figure I Regional Evaluation of Energy
Context Facility Impacts
Sandusky County, Ohio

s a n d u s k y Miles 0 5 10 20
Henshow, Hartt & VanPetten, Inc.
consultants in planning, design & development
The preparation of this map was funded under 713 The Williamson Building 215 Euclid Avenue
the Ohio Coastal Energy Program. June 1979 Cleveland, Ohio 44114 (216) 696-3655

recommendations, a land use policy for the area

surrounding the plant, including land not needed

by Ohio Power, and-general transmission line

considerations.

V. Identification of steps to implement plant and

land use policies to mitigate the plant's impact

on both the eastern half of Sandusky County and

the areas on, and immediately adjacent to, the

-proposed site. Many of these steps may be taken

even though a plant will not be constructed

for several years.

DATA ANALYSIS AND SUMMARY OF EXPECTED IMPACTS

The following material summarizes existing county-wide

and site area conditions. The intent of this analysis

is to establish the possible impacts that would occur

if the power plant was to be developed. This section

is a synopsis of the background information that was

used in developing the 1@olicy recommendations. Included,

are only a few of the maps that were used to develop the

policy. Other maps are available to review in the

Regional Planning Commission office.

Back_qro'und 'on Sandu'sky County

Land Use

Geographically, Sandusky'County lies in a region that

is largely agricultural. Eighty percent (80%) Of

county land is used as farmland, with primary income

crops of vegatables and cereal grains. The county's

overall farm yield rating is 50% above the national

average, identifying agriculture as one of the

county's primary "industries".

At the turn of the century, the region began to

industrialize in the communities of Toledo, Lorain,

Elyria, Fostoria, Sandusky, Norwalk and Findlay.
Over the last three dec@des industrial land use

in Sandusky County has likewise increased. A large

portion of this industrial growth has been in

resource extraction, such as the mining of lime-stone.

A significant portion of the county is in Wetland

condition. Much of this land is privately-owned,,

and serves as hunting and fishing areas for rod and

gun clubs. This land area is important as water fowl

and wildlife habitats,.and is used for purposes

of conservation ancj recreation. Table I enumerates

existing land use in Sandusky County as noted in the

Sandiisky' @Cciuhty Rec(io'nal' DeVelqgmeht: Plan (1973-1974).

it is expected that, on the whol.e,,the county-wide

change in land use will not be appreciably altered by

the construction of a power facility alon.e. Sandusky

County will not attract new industry that would have

located in a nearby county simply due to the develop-

TABLE I

EXISTING LAND USE

SANDUSKY COUNTY,OHIO

Land Use Category Acres Percent of County

Developed Areas 23,178 8.7

Residential 10,350 3.9

Commercial 1,620 0.6

Industrial 2,900 1.1

Recreation 1,278 0.5

Public & Semi-Public 7,030 2.6

- - - - - - - - - - - - - - - - - - - - - - - - - - - - -

Undeveloped Areas 243,062 91.3

Agricultural, Woodlands,

& Vacant 237,722 89.2

Wetlands 5,340 2.0

- - - - - - - - - - - - - - - - 7-- - - - - - - - - - - - - - -

County Totals 266,240 100.0

source: Sandusky County Regional Development Plan, 1973-1974.

ment of the plant. Various other conditions would

also have to occur (such as improved highway access

and sewer services) to promote this additional growth.

While there is no special advantage of locating a

business adjacent to the plant, some spillover

commercial/industrial development may occur due to

increased vehicular activity on Route 6. In addition,

it is the expectation that some industrial and commercial

firms may locate in Riley and Townsend Townships

instead of otherareas of the county, to take advantage

of reduced tax rates.

The real advantage of locating in the power plant

vicinity occurs when a locality is able to reduce

its taxing rate due to the tremendous tax increase

generated by a new power plant facility. For example,

preliminary estimates indicated that the Perry Nuclear

Power Plant in Lake County,..Ohio would generate

approximately $25,0.00,000 annually to the local school

district, County, municipality and township where the

site is located. A t the County level this translates-

to roughly $120 per capita in annual taxes generated,

based on the 1975 estimated population. Also, on a

local basis, it is estimated that the Davis-Besse

Plant currently generates about $6,000,000 local

taxes reflecting an over $200 per capita annual tax.

Due to the relative similarities in general location,

land values, tax rates and adjacent land uses, it

is projected that Ohio Power's -proposed plant would

generate revenues at a scale approximately that of

the Davis-Besse Plant.

Population

Currently Sandusky County has a population of about

64,000 which is up nearly 1,000 residents from 1975.

Based on the 1976 population projections, and indica-

tions that growth rates,in an agriculturally-based

region will continue to decline, the 1975--2000

growth projection would be 12% over that period, or

a total of about 68,300 residents in Sandusky County
by the end of the centu ry.1 This projection differs

greatly from previous population projections that put
the growth rate in excess of 48% to the year 2000. 2

Clearly, Sandusky County is experiencing a moderate

population growth rate well below expected levels.

It is felt that the effects of the possible power

plant construction-on the county's population growth

would be minimal, and that a moderate growth rate can

be expected to continue.

Background *on: Sit'e Area

The Ohio Power site is located approximately 7 to 9
1U.S. Bureau of Census, P -25 update.

2
Regional Development Plan',@ 'Sa'rYdusRy 'Cou'n't"y,' 'Ohio
Floyd G. Browne & Associates, Ltd., Marion, Ohio (1973-74).

miles from the city of Fremont along U.S. Route.6.

Nearly 75% of this potential plaft site lies in

Townsend Township, with the remaining land area,

some 1000 acres, situated in Riley Township. Of

these two townships only Riley Township has zoning.

Figure 2, "Site Location", illustrates the relation-

ship of the Ohio Power site to the eastern half of

Sandusky County. From this map one can compare the

relative size of the Ohio Power land holdings to the

city of Fremont and 'see the need for concern regarding

the,proper use of the OPI site.

1. Land Use,and-Soil Conditions

Historically, little development has occurred

in or near the site area. In recent years some

housing hasIbeen developed, but with severe soil

limitations for much of the area, extensive

.residential construction is not expected. There

are, however, existing residential concentrations

at White's Landing, northeast of the site, at

Vickery and-Erlin, south of the site, and in the

area near the intersection of U.S. 6 and T.R. 256,

just west of the site.

Although soils in Sandusky County have been proven

to be very productive.as cropland, the soils that

3
exist throughout the site area are not as productive.

3Discussion notes, Jack Battles, Sandusky County
District Conservationist, April 1979.

Figure 2.Site Location
Ohio Power Inc. Site
Urban Areas
Environmental Conservation Area
Ohio Agricultural Experimental Station
Major Highways

The preparation of this map was funded under the Ohio Coastal Energy Program.
The Base map was compiled from Sandusky County Township maps provided by the
Sandusky County Engineer, and U.S. Geological Survey maps. June 1979

Evaluation of Energy
Facility Impacts
Sandusky County, Ohio

Henshaw, Gartt & VanPetten, Inc.
consultants in planning, design & development
713 The Williamson Building 215 Eudid Avenue
Cleveland,Ohio 44114 (216) 696-3655

Nearly 1400 acres,(30%) of the'site are-currently

used for agriculture. The remaining land area

is made up of open fields and forested and non-

forested wetlands. In contrast to this,the

surrounding area, within ten miles of the site,

is approximately 70% farmland, and attests to the,
productivity of the region's soils 4

As established earlier,-the maximum amount of

land required for development of the power

facility is about 50,0 acres. This represents

a change of about 12% of the 4,000-acre site.
However, as has been emphasized," much of the

farmland which would be converted could be

classified as moderately productive. Since the

yield producing capability of the site is consider-

ed to be relatively moderate,,the impact of the

power plant facility on the site area can be

considered slight. In addition, it is expected

that through theprop'er location of the power plant
on the OPI site@ that the land surrounding the'-site

would continue to be productive in agricultural use.

2. Environmentally Sensitive Areas

Shore1ine Erb'sd'on

Because of intensive wave.action, longshore currents'.

4. .... . . ..
Site Qual i'11'c@at1oh- .'Studies' 'for' El'e'c'tfi'c@ 'Power' Generation
'S'andusky''Bay,'Ohio, written for the American Electric
Power Service Corporation by the Battelle Institute,
Columbus, Ohio (1973-74)
9

ice-scouring during the winter months, and the

plasticity of local soil types, the shoreline

and hearby areas are highly susceptible to
erosion and flooding. 5 It is expected, that

by the year 2000 that the shoreline will be

140 feet further inland due to this erosion.

Currently, Ohio Power is making use of piled

quarry stone to control erosion. Yet, even with

these attempts at erosion control, the shorel.ine

remains one of seve;al environmentally sensitive

areas near the site that could be adversely

effected by improper location of the power plant

facility.

Marshl*and

Another environmentally sensitive area is the marsh-

land in the northwestern quadrant of the site. This

area, surrounding Muddy Creek Bay, is a fresh water

es,tuary and serves as a significant natural wild-

life habitat. Since drainage of soils in this area

is very poor, the northwest corner of the site

experiences seasonal high water,.and the potential

for flooding. Private clubs have obtained most

of this land and are holding it in conservation,

which is the only proper use for this land.

Creeks

The Racoon and Little Pickeral Creeks flank the

5ibid.
10

Ohio Power site, and are also considered sensitive

as water surface and wildlife habitat areas. These

estuaries sustain the fragile balance of the

natural environment in the entire Sandusky Bay

area. Both areas have been nominated as Geographic

Areas of Particular Concern under the Ohio Coastal

Zone Management Program administered by the Ohio

Department of Natural Resources.

Mi'lTer I's' Blue' Hole

Miller's Blue Hole, located less than a half mile

east of the plant site is another unique feature

within the site vicinity. This hole is actually

an underground spring, with similar ecological

qualities that exist in the larger more popular

"Blue Hole of Castalia". The county has already

proposed the development of a recreation area which

would provide access for interested visitors to

this unique hard water spring.

The impacts that occur to these environmentally

sensitive areas could be severe if improper

location an d development decisions are made.

According to the environmental study of this area

by the Battelle Institute,.construction activities

on the Ohio Power site might impact upon siltation

and turbidity of Pickeral Creek and Sandusky Bay

due to ground cover removal and off-site drainage.

Generally, however, it is not expected that plant

development will directly impact or disrupt forested

wetlands, open estuaries or flood prone areas in

the vicinity; provided that the surrounding

ecological systems are protected.

3. Recreation

Much of the land that is considered environmentally

sensitive is also important for use as recreation.

.In the Muddy Creek Say area for example, various

private organizations provide members with great

hunting and fishing opportunities. On the other

hand, very few recreational opportunities exist

in the Sandusky Bay area for public recreational

use. There is a general lack of public use of,

and access to the bay due to private ownership

of lake front property. Public access to the lake

has been proposed in previous county reports, and

could be achieved somewhere within the excess

land of the power plant site. Considering the

fact that Ohio Power has much more land than they

need to develop a power plant facility, the

20'ssibil'ity of using some of their excess land

seems good.

4. Transportation

U.S. Route 6 passes through the Ohio Power site

less than a mile from Sandusky Bay. In an

effort to provide relief for the considerable

traffic that travels this route, a proposal has

been made to relocate the route to the south

(see Figure 3 "Site Area Expected Impai@_ts").

Due to a variety of uncertanti6s, however,

the Ohio Department of Transportation does not

consider the Route 6 relocation to be a high

priority.

The Ohio Turnpike, which is located just south

of the O.P.I. site, provides the county with

good east-west access to numerous major metro-

politan areas. Potentially, this accessibility

could be greatly enhanced if the Turnpike goes

toll free in the 19801s. If the Turnpike becomes

a toll free highway,there would be considerable

public pressure for the construction of additional

local interchanges. One of the probable interchange

locations would be S.R. 510 and S.R. 412,.,which

intersect the Turnpike in about the same location.

This possible interchange would provide convenient

access to the power site vicinity,.and would act

as the catalyst for commercial or industrial develop-

ment within the area. If the interchange is developed.

without the construction of a power facility on the

O.P.I. site, it is the expectation that the same

development pressure will be apparent within the area.

40TTAWA CWNTT
It SAY igure 3. Site Area
Xpected Impacts
AN.
Eroding Shoreline
Creek Preservation Areas
Soils Unsuitable for

F@ 1@ A I!lr
Development

........ .
Conservation Area
Miller's Blue Hole
White's
Sandusky River Flood Plain
A
Landing
COUNT
SANDUSKY A I** Ridge Line

% DAY
Ohio Power Inc. Site
Proposed Route 6
V
Realignment
Proposed Recreation Areas

'-T
7-
- L ... ... Al

0 IV

-- ----------
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ne Preparation of this map was funded under the Ohio Coastal Energy Program.
1he Base map was compiled from Sandusky County Township maps provided by the
SindUSky County Engineer, and U.S. Geological Survey maps. June 1979
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oe
Facility Impacts
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This is true regardless of the development of

the power facility since there would be a large

amount of assembled land that would have

convenient access to the turnpike.

Figure 3 "Site Area Expected Impacts" summarizes

the impacts mentioned above.

POLICY PLAN OBJECTIVES

In the past, the coUnty has recognized the potential

construction of a major power plant facility

without developing a policy to plan for its impact.

This is largely dueto the fact that the con-

struction of the plant was viewed as being in the

distant future. While this may be the case, the

County should be prepared now to address any impact

that may occur due to the' deve'loprrieht or' fton-

devel'ooMeht of the 4000 acre site. This section

of the report summarizes the major existing county
objectives, reiated to the power plant site. These

objectives were used to establish the policy for

the proper use and development of the O.P..I. site.

These objectives represent the County's current

position regarding:

A) projected county-wide growth; B) transportation

and.access; C) industrial development; D) rec-

reation and preservation; and E) zoning and land

development regulation..

A. County-wide Growth

.As of yet the County has not formally adopted

a specific growth objective that it feels to

be appropriate for county-wide development.

There have been certain indications, however,

that more growth has been expected than

has actually occurred. The population project-

tions for Sandusky County, contained in t he

Regional*Development Plan completed in 1973, are

unrealistically high and are not consistent

with existing regional trends. According to

U.S. Census estimates the 1975 population for

Sandusky County was 63,019 residents, instead

of the 69,500 population project indicated in
the.Regional DevelopMent'Plan. 6 .Clearly this

establishes a more moderate county-wide growth

rate than was nreviously expected. Even with

the development of a power plant facility,

the annual population growth rate for the

county is not expected to appreciably increase

since the permanent.operational manpower required

for such facilities is relatively small.

Based on these regional growth trends, the County

should adopt a corresponding moderate growth

objective that is realistic for the future.

6U.S. Census "Population Estimates and Projections"
(series P-25).

B.- Transportat:ion 'and Ac'cess

There are several access and transportation

issues which are related to the potential

impact of the power plant site. These issues

include: public access to Sandusky Bay, the

relocation of U.S. Route 6, the addition of

interchanges along the Ohio Turnpike, and the

maintenance of the Norfolk and Western Railroad

right-of-way.

Public Access Obiecti've

Currently there exists limited public access

to the shoreline of Sandusky Bay. Needs

associated with this would include improved

highway access, public parking areas and boat

launching areas, all of which could be

accommodated on the O.P.I. site. It is felt

that the County's best interest would be

served by achieving the objective of providing

public access and use of the Sandusky Bay area.

Coordination of this objective should be

accomplished through the Sandusky County Park

District.

Relocation 'cif' 'Route 6

The Ohio Department of Transportation twenty-

year plan recommends realignment of U.S. 6 to

include two possible interchanges in the

areas, all of which would be undertaken in

association with the development of a power-

generating facility on the site. However,

such a proposal for rerouting U.S. 6 is not

considered to be important since an additional

right-of-way would need to be assembled which

would be disruptive to the area. It is believed

that the County's objective should be to improve

the condition of the existing Route 6.

Ohio Turnpike

As has been discussed the Ohio Turnpike is under

consideration for toll-free status sometime in

the 19801s. The County's interests are best

achieved through the objective of promoting

the construction of selected local interchanges

if the@Turnpike goes toll-free. This objective

is established to provide more convenient access

to this ma3or expressway. As previously stated,

an additional interchange near the power plant

site would provide excellent access opportunities

and would probably spur industrial or commercial

development in that area.

Norfolk 'and Western' RaiTrc;ad Ri'qht-of-Way

Currently, there is a railroad right-of-way

that passes near the O.P.I. site, which is

owned by Norfolk and Western. It is in the

County's best interest to encourage the

preservation of this right-of-way for possible

future use by the power plant facility. It is

felt that the reuse of an existing rail right-

of-way is preferable to the assembling of a new

right-of-way through the area. While the line

is not currently operational, maintenance of the

right-of-way is,essential.

C. Industrial' DeVqlqpmen't Obj'e@c'tiv%es

Currently, no specific county plans have been

formulated or adopted which are directly related

to industrial development. There are, however,

certain relevant objectives that pertain to

future industrial development in the County.

The major thrust would be to provide land in

sufficient size and of suitable type and location

to meet new industrial needs. This objective

could be largely achieved by the use of portions

of the O.P.I. site that are not required for

construction of the plant. This obj ective would

have to be weighed, however, against the desire

to keep industrial development closer to

population centers.

Other relevant industrial objectives include:

1. Locate industry based upon adequacy of

utilities and transp6ration.

2. Assure environmental protection by the

appropriate location of nuisance

producing activities so as to minimize

their effect on the County.

3. Plan for utilities adequate to meet

the needs of industry in Sandusky County

as it devel.ops.

4. Develop new'industry in planned industrial

parks. (See Appendix D).

D. 'Recreation' arid, Pre'se'r'vati'on Obje@ct'i'ves

The primary County objectives to be addressed

here include: the promotion of an adequate

system.of parks and conservation areas,.measures

to control the eroding shoreline along Sandusky

Bay, the preservation of streams, swamplands,

and wetland areas,,and the preservation of

farmland south of the development sit.e. it

is recognized that not all of the Ohio Power,

Inc. owned property will be necessary for the

facility's devel*opment. The use of some of this

excess land for purposes of recreation and

preservation can be incorporated into an

objective that the County should pursue. The

recreation and preservation objectives include:

1. To preserve stream areas and watersheds

for areas of natural beauty, open space and

recreation.

2. Use open space as a means of protecting

major agricultural areas, stream courses

and flood plain encroachment.

3. Encourage the development of private

institutional lands in coordination with

the open space plan.

4. Encourage the potential for continued and

additional recreation activities in the

Sandusky Bay Wetlands area which is a

unique water, fowl and wildlife habitat.

5.' -Land should be acquired in the Raccoon and

Pickeral Creek areasi marsh areas and Ohio

Power, Inc. holdings in order to conserve

these areas for public use. Nearby creek

conservation areas were identified as:

Little Pickeral Creek,.Green Creek,.Sandusky

River, Muddy Creek, Muskelunge Creek,,Sugar

Creek, Portage River, Bark Creek and

Toussaint Creek.

6. Should the power plant not be built, the

Sandusky County Park District has established

a policy of working toward the acquisition

and development of the site as preserved

lands for recreation.

7. Finally, protection of watershed areas,

protection of air and water resources,

prevention of premature subdividing,

preservation of areas of natural

policies have been developed by the County.

F. Land Development Re'qu'latio'q 'Objective

The Regional DevelopmerYt'P'l'an recommends that

the local communities adopt and enforce community

development controls (primarily zoning ordinances

and subdivision regulations) so that growth in

the County will proceed in an orderly and approp-

riate manner. Although Riley Township has zoning,

it is felt that both Riley and Townsend Townships

have not fully utilized'a'll the legal means

available to limit growth in areas considered

less desirable for development from either an

economic or soil suitability standpoint. Because

of this, these townships do not have the sufficient
tools to re@pond and regulate future development

on or around the power plant site. In the best

interest of the County, and these two Townships

the following land development regulation should

be adopted:

To write and enforce community development controls

for those communities that do not have them, to

regulate the use, height, bulk, and setbacks of

structures especially in areas of scenic

importance, and environmental concern.

This objective would be valid regardless

of the timing of the development of the

power plant facility. Appendix D presents

a model industrial park zoning district for

consideration.

ALTERNATIVE COUNTY DEVELOPMENT OPTIONS

There is a certain amount of flexibility within

this set of objectives that enables the county to

adopt various development postures. These include:

A) a preservation option, B) an industrial develop-

ment option, and C) a residential development option

A. Preservation Option

The County could pursue an aggressive preservation

approach which would discourage land development

arotind the plant-facility. This approach would

fervently pursue the preservation objectives

previously stated and would discourage''any

development of land in this area by directing

this growth in other areas of the County. By

adopting this preservation posture the County

would assure the promotion of: continued

agric.ultural use of land in this area, the strict

conservation of environmentally sensitive habitats

in this vicinity, and the creation of regional

recreational facilities for the use of county

residents. This option encourages the maintenance

of existing conditions without providing for any

growth in the area.

B. Industrial Development Option

A second County development option would encourage

the construction of industries in or near the power

plant site. These industries would take advantage

of the potential' access improvement created

by the potential interchange on the Turnpike

and S.R. 510, and of the assembled land left

over from plant development. The County would

encourage the location of industrial development

in this area to provide additional tax base and

needed employment opportunities. This option

encourages the growth and development of the area

Without being particularly sensitive to environ-

mental concerns.

C. Residential Development Option

A final development posture would be to encourage

residential development on land adjacent to the

O.P.I. site. This posture is not a viable option

for the County to pursue since it would promote

primarily residential development in an area that

cannot support extensive residential growth.

Soil conditions in this area, are not being

favorable to:'any building construction, and

are particularly prohibitive to the construction
of new housing. 7 In addition, it would not be

advisable to promote residential growth in an

area that is so far removed from necessary public

services. Many of these constraints do not

apply to industrial development.

it 'is evident, that the County needs-to select a

development posture that provides the maximum

advantages that are apparent in these development

options. The following policy recommendations

reflect the County's best position to make use of

these advantages. It should be emphasized that

many of these policy recommendations will' I still

apply regardless if the plant is not built.

IV. SITING AND DEVELOPMENT POLICY RECOMMENDATIONS

Based on the policy directions that the County should

pursue, the following siting and development

recommendations are made. These recommendations

concern the proper location*6f.the power plant fac-

ility on the 4000 acre site, surrounding land use

implications,,and potential transmission line

consider ations.

7This is largely due to economic considerations

A. Plant Location Guidelines

The most suitable location for the development

of the power plant is on either side of U.S.

Route 6 near the middle of the site (see

Figure 4 Plant Location Guidelines). The

reasons for this location inlcude:

1. The plant should be developed in a location

that has convenient vehicular access and that

has sufficient space for a permanent buffer

zone.

2. The plant should be located as far as possible

from vital water areas, where water is either

withdrawn or discharged. This implies suffi-

cient setback from the land and wetland areas.

3. The plant should not be built in the wetland,

grassy marsh, or swampy areas which are

critical to the ecological function of wild-

life, nor should these areas be altered in

any way during plant construction.

4. The plant should not be built at elevations

below flood plain level nor should it be

built in lands adjacent to wetlands which

ought to serve as conservation buffer zones.

5. The plant should not be located near existing

residential areas.

B. Surrounding Land Use Implications

rrOwTT@AWA COUNTY
Figure 4.
P
Pant Location Guidelines
Preferred Plant Location
00@ C21
Alternative Plant Locations
Conservation Area / Poor Soils

0
Developed Areas
4!.1 44' Shoreline Erosion Area
Inappropriate Plant Location
Due to Inadequate Access
W 4
1,41NNSKs'
and Lot Size
SANDUSKY -T- oa le an ement
BAY C stal Zon M' ag
r
A-
Boundary/ Route 6
Potential Spillover Development
(;'% NZ Ohio Power Inc. Site

2
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----------
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S compiled from Sandusky County Township maps provided by the
The a Z:upnwtay Engineer, and U.S. Geological Survey maps. June 1979
Sndtsky
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S3ndusky County, Ohio

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Industrial Policies

Based on'alternative development options

(section III) the land not used for the power

plant facility may be used for industri al

or scattered commercial development.

It is felt that not only the plant itself

but the aggregate effect of the site, improved

access roads, and highways, existing adjacent

land uses, etc., will attract some new develop-

ment to an "Industrial zone". Unless pre-

cautions are taken as a matter of local policy,

industrial development could negatively impact

established policy plan objectives. Even if

this area is not the best industrial location

in the region, the County should have an

adopted policy in case this development does

occur. (See Appendix D). The following

recommendations have been established in order

to allow for proper facilitation of industry

near the plant:

a. Industrial locations should be selected

and planned in areas along U.S. 6 and

also south of U.S. 6 on the present site

area so that environmentally sensitive

areas can be avoided as well as enabling

the use of site development amenities to

both stimulate and allow for proper

industrial park development.

b. Industrial locations should also be

placed away from the Sandusky Bay

shoreline and estuaries to prevent

discharge of toxic or hazardous materials

into these areas during both construction

and operation of industries.

C. Industrial parks should be required to

provide a central sewage treatment facility

for the protection of the sensitive

local environment.

d. Finally, various industrial development

issues need to be explored to determine

the County's position on dispersed vs.

concentrated industrial uses, multiple

use vs. single site development, and

specific.on and off-site limitations

to expansion or reconstruction. However,

the.se issues cannot be fully explored

until further plans for the site are

developed and presented by Ohio Power.

2. Preservation Policies

As has been stated in previous studies of

this region, the,environment of the County

is somewhat fragile. This is particularly

true in land near Sandusky Bay, and for parts

of the 4000 acres that Ohio Power owns. There-

fore.. it'is exceedingly important for the

County to develop a set preservation policy

in anticipation of.action taken by Ohio Power.

These policies are necessary whether a power
plant is built or not.8 Ohio Power may be

willing, based on this plan, to establish

their own development policies that are

acceptable t,o the County. This would give

O.P.I. sufficient future flexibility to

develop theirsite, while it would enable

the County to go ahead and implement their

plans now.

a. Environmentally Sensitive Areas

For those excess lands not sold by

Ohio Power, Inc. but.which are not

important to the functioning of a power

plant, it is recommended that O.P.J. be

encouraged to dedicate or donate part

of the undisturbed site area for-the

purpose of a game and wildlife preserve.

in the case of the Davis-Besse Plant,,

wetland areas (the Navarre Marsh) were

donated as wildlife preservation to

enlarge onsite marsh habitat under the

8
If development does not occur then the disposition
of the 4000 acres of land could have a major impact
on Sandusky County.
28

U.S. Department of Interiorlst.. Fish

and Wildlife Service property purchase

and donation program.

In addition, it is recommended that

adequate erosion control measures be

taken along Sandusky Bay by Ohio Power.

The County should begin discussing this

matter soon with Ohio Power officials.

Conservation of the Little Pickeral and

Racoon Creeks will enable a natural

buffering between.the site and adjacent

areas. It is recommended that continued

effort in this direction be encouraged by the

County in order to provide buffers and

also near-site access to the Bay for

recreational purposes.

b. Agriculture

With the development of the power plant

fac'ilitY, there will be some development

pressure on the surrounding farmland.

The County should continue to encourage the

use of much of the surrounding area for

agricult,ure, by:

Limiting the scattered development of

residential areas. The conditions of

much of the soil in this area aids in

this regulation, yet scattered housing

construction caused by the local

variability of the soils' can be more

detrimental to the preservation of

farmland than controlled large lot

subdivisions.

Encouraging the continuation of

agricultural practices where appropriate

by providing for some in local zoning

ordinances. Particular emphasis should

be placed on minimizing nuisance provisi ons

of agricultural practices on adjacent land

uses.

Encouraging the utilization by county

farmers- of current Agricultural Use Value

Assessment (AUVA). The County should

provide educational information concerning

this constitutional incentive for agricul-

tural production.

C. Recreation

As has been mentioned earlier, only a

portion of the 4000 acre site would be

needed.to develop.the power plant. it

is recommended that Ohio Power be encouraged

to enter into an understanding with the

County, whereby,O.P.I. offers the "right

of first refusal" to the County for

purchases of unused property for

recreational use. The County's

decision to acquire land in this manner,

would have to reflect its needs and

ability to purchase recreational land

both now and in the future.

If the County is able to secure land along

Sandusky Bay, picnic and beach facilities

should be.made available for controlled

public use in that area. This could be

accommodated as a result of improved

access to the shoreline area. Other site

area recreation potentials should also be

investigated, such as a fishing pier,

or public boat-ramp facility.

C. Transmission, Lihe' 'Cons i'deratfc@ns

In the event that the power plant is developed,

there will be a certain amount of transmission

lines that will radiate.from the site. While

there is insufficient detail at present to

determine the exact numbers and location of

these routings, it is possible to identify certain

land use and visual impact guidelines which, when

used judiciously, will enable the proper siting

of the transmission line towers. These Land

Use and Routing Considerations are located

in Appendix B.

V. IMPLEMENTATION

There exist several major considerations for the

implementation of the afore-mentioned policy

recommendations. The primary'steps toward

implementation of the Policy Plan would include

the development and'improvement of local Land

Development Codes, a specific Recreation and

Conservation strategy, an Industrial Development

Incentives Plan, a Transmission Line Routing Place-

ment and Impact Mitigation Plan, and the ongoing

monitoring of the status of O.P.I. plans. These

necessary steps will help the County achieve its

fundamental goal of protecting and enhancing the

economic, social, cultural and aesthetic values

that established the desirable quality and unique

character of the Sandusky County. These steps can

proceed and be of benefit to the county, now, even

though the plant may not.be developed for some time

to come.

A. Land De"Vel'5pmeht' 'Codes

1. Townsend Township Zoning Re@;olution

Most of the land owned by Ohio Power

Company lies in Townsend Township. In

addition, most of the off-site impact

(increased commercial and industrial

development) of an energy-generating

facility will be in this Township. Un-

fortunately.' Townsend Township presently

is unzoned and the likelihood of zoning

being enacted soon, without the 'initiation

of a multi-step enactment program, is slight.

Local citizen review of this-updated plan

should be conducted to provide an acceptable

foundation for a new zoning resolution. The

second phase would entail an educational/

public awareness program aimed at the resi-

dences of the Township to "sell" them on

the advantages of enacting zoning in the

township. Promotional materials (brochures,

graphics, maps and information) would need

to be developed to promote the need for

zoning. The promotion would be based on

an outline of appropriate standards which

could be included in the code, The Sanduskv

County Regional Planning Commission and

the Township Trustees would then host meetings,

utilizing the above materials, to explain the

advantages of zoning. Appendix E outlines

the basic elements of a zoning resolution

for Townsend Township and adoption proced-

ures.

The final work would begin to complete a

zoning document (resolution and map) that

promotes the conservation and development

goals articulated by township officials

and citizens. During this phase close

cooperation between the County and Township

officials would be necessary. This work

would culminate in the placement of the

zoning issue on the ballot for voter approval.

2. Riley Townships Zoning Resolution

The remainder of the site lies and impacts

upon Riley Township. It is recommended

that, in order-to ensure the enforcement

of recommended programs designed to protect

wetland areas, including federal and state

prograrT@s, that local zoning both conform

to and provide for such programs. The

process used to expedite acceptance of the

revised resolution would be quite similar

to the process which is recommended to be

employed for Townsend Township with the

exception that, voting will not be required

to adopt the changes.

3. County Planned Unit Development Ordinance

Planned unit Development (PUD) is a

technique being increasingly utilized to

promote innovative development. Basically

it involves utilizing the overall density

of zoning but allowing clustering of

development to appropriate areas of,the site.

To be effective PUD's must be negotiated

within a reasonable framework that protects

the communities' interest while allowing the

developer flexibility to innovate. Appendix

F herein illustrates a model set of PUD

regulations.

B. Recreation and Cons e'r'va't'io'n' 'Strat'eqy

Even though possible construction of an energy

facility is several years off, the County should

proceed now to take steps.to preserve open space

in areas along the Sandusky Bay. The work effort

could include:

a) Identifying specific areas for conservation

and recreation.

b) Developing plans for public access and

recreational development, if appropriate.

c) Exploring potential funding to implement the

established objectives.

d) Working with Ohio Power to either secure

their land now or have Ohio Power.agree to

give the'County "right of first refusal" if

the land is to be ultimately sold for conser-

vation/outdoor recreation uses.

Ohio Power after@,reviewing the development concepts, has

recognized that some of the lands may'not be needed to

meet even with their most ambitious power plant needs.

Means of securing open space could be identified, ex-

plored, and implemented now to complement the County's

existing open space system even though the plant may

be years away.

C. Industrial DevelopLmen't 'Iftoe'ntd'ves' Plan

One of the development options considered in this

study includes industrial uses on the portion of

the Ohio Power site which was not needed for the

plant. This land could be attractive to industry

since a large t,ract of land has already been

assembled. Furthermore, if property taxes are

reduced in Riley and Townsend Townships by the

building of a power plant,the site's attraction

for industry would be increased. This is especially

.true with the construction of the potential Turnpike

interchange at S.R. 510.

Conversely, however, Riley and Townsend Townships

might not be the most desirable areas of the county
for industrial.development-.' This element would

explore the potential for industrial activity in

Sandusky County and identify priority sites. These

findings would be compared with local and county

objectives. If there is potential for industrial

activity, specific steps needed to achieve economic

development could be explored. This implementation

strategy could include the use of tax revenue

generated from the power plant to make necessary

capital improvements. Even if the plant were not

constructed this element could provide the County

a completed industrial development package that could
be utilized to explore other means oi funding and

implementation.

D. lrahsmi's's'i'on Line Ro'ut'inq' Placement 'and, 'Impact

Mit'i'qation' 'Plan

Presented in Part IV of this report were a number

of'q*eheral transmission line routing guideline

policies. Itis recommended that a more detailed

study be conducted to delineate broad corridors

(or routes) in the County which would conform to

-Ohio Po wer's needs while minimizing the negative

impacts on county residents.- This analysis would

be expressed in terms of amount of displacement of

existing activities and potential for multiple use

of transmission line rights-of-way. Various means

and methods would be identified as "typical situations"

for the impact mitigation of transmission lines and.

and towers on different land uses, overall

aesthetics of the areas, and upon special

resources or features such as historic and

archaeological sites. The final aspect of

such a Plan would be to investigate and make

recommendations for the possibilities of exploiting

potentially advantageous impacts of the line in

local areas such as the multi-use of rights-

of-way for recreational purposes.

E. Monitor Status of'O.P.'I. Plans

A final, but perhaps most important step in

implementing this Policy Plan, is the ongoing

monitoring of the status of Ohio Power plans.

This element would alert County officials to any

action Ohio Power might take regarding the use

and/or development of the site. Awareness of Ohio

Power's plans is essential for the County to remain

abreast of any development or nondevelopment decision

that might effect the stated objectives of this plan.

To accomplish this,,it is recommended that:

1. Periodic contact with officials of Ohio Power

be maintained. Meetings should be held soon

with Ohio Power to discuss this report. Sub-

sequent discussions could focus on ways to

implement the various county objectives contained

in this document.

2. County officials should become familiar with

the Application and Certification Process for

power plant location approval. Any application

for development of a power facility must be

advertised in local newspapers in the areas

effected by proposed plant development. it

is important that county government be informed

of any applications before they are made public

so that it might take a "proactive" position

rather than a 11reactive" one.

.APPENDICES

APPENDIX A

BIBLIOGRAPHY OF BASIC REFERENCE

1. American Electric Power Company, Inc., 1977 Annual Report.

2. Battelle Columbus Laboratories, Phase I and Phase II Reports on Site
Qualification Studies for Electric Power Generation, Sandusky Bay,
Ohio to American Electric Power Service Corporation, 1973-74.

3. Goodland, Robert, ed., University of Massachusetts, Biotic Management,
Along Power Transmission Rights-of-Way. (The Cary Arboretum of the
New York Botanical Gardens, 1973).

4. Great Lakes Basin Commission, Energy Facility Siting in the Great
Lakes Coastal Zone: Analysis and Policy Options, 1977.

5. Mitre Corporation, Resource and Land Investigations (RALI) Program
Considerations in Evaluation Utility Line Proposals (for the U.S.
Department of the Interior, Bureau of Land Management; National
Technical Information Service, 1975).

6. Ohio Department of Natural Resources, Ohio Coastal Zone Management
Program: Public Review Draft, Division of Water, Coastal Zone
Management Section; Spring 1979.

7. Ohio Power Siting Commission Citizen Participation, 1978.

8. Ohio Power Siting Commission, Rules and Regulations, 1974 with updates.

9. Ohio Rail Transportation Authority, Preliminary Draft "Rail Ohio":
The Rail Plan for Ohio, 1978-79.

10. Ramsey, William and Philip R. Reed, Land Use and Nuclear Power Plants:
Case Studies of Siting Problems, U.S. Atomic Energy Commission,
Directorate of Regulatory Standards, 1974.

11. Sandusky County Regional Planning Commission, Regional Development
Plan, Sandusky County, Ohio, 1973-74.

12. Stanley Consultants, Site Report, Volume II Perry-Macedonia-Inland
345 KV Transmission Line, (The Cleveland Electric Illuminating
Company, 1975).

13. U.S. Atomic Energy Commission, Environmental Statement by the United
States Atomic Energy Commission Directorate of Licensing for the
Davis-Besse Nuclear Power Station Operated by Toledo Edison Company
and Cleveland Electric Illuminating Company, 1973.

14. U.S. Department of the Interior, U.S. Department of Agriculture,
Environmental Criteria for Electric Transmission Lines: (U.S.
Superintendent of Documents; 1970).

15. U.S. Department of Commerce, Population Estimates and Projections:
1973 (Revised) and 1975 Population Estimates and 1972 (Revised) and
1974 Per Capita Income Estimates for Counties, Incorporated Places,
and Selected Minor Civil Divisions in Ohio, 1977.
16. The Urban Land Institute, Industrial Development Handbook, 1975.

APPENDIX B

LAND USE AND VISUAL IMPACT ROUTING CONSIDERATION:

Criterion Basic* Policy Guidelines Env irohmen'ta I Objectives

1) Existing Land Where possible: Least disturbance of current
Use patterns; least relocation
avoid development areas of residences and businesse.,
avoid parks and recrea- as possible
tion areas
route through rural land

2) Restrictive Where possible: Least disturbance of
Features make use of existing special land use
activities
utility routes
avoid airports

avoid cemeteries

avoid churches and schools

avoid standing towers

avoid active mineral ex-
traction areas

3) Potential Land Where possible: So that future options
Use avoid potential industrial, are not significantly
curtailed by the line
commercial and residential
areas or right-of-way

avoid highway intersections
avoid highway parallel'.
routes

4) Multiple utility Make use of opportunities -To reduce change-in-land
right-of-way to share existing utility use occurrances and to
usage routes. Relative advan- accommodate the routing
tages and disadvantages so that right-of-way
of locating a new line to avoid unusable spaces
either adjacent to or in between parallel routes
widely separated from
existing transmission
lines should be considered.,

SPECIAL RESOURCE AND vISUAL IMPACT ROUTING CONSIDERATIONS

Criterion Basic Poli'c)r Guid'e'lines 'Environmebtal Objectives
1) Historic sites None disturbed or des- No interference with any
troyed, if possible important cultural or
recreational element
2) Archaeological None disturbed or des- No interference with any
sites troyed, if possible important cultural,
educational or'scien-
tifically valuable
element

3) Natural land Where such exist: Maintain terrestrial
areas avoid governmental diversity; retain
designated unique or vegetation on slopes
to minimize soil erosion
prime areas
avoid steep, north
facing slopes
avoid previously
undisturbed natural
landmarks

avoid special tree
species or gtove areas
4) Natural water Avoid all natural lakes, No interference with
areas streams, rivers, ponds aquatic system diversity
and waterfalls of recreational potential
5) Biological Avoid, if options, exist, No interference with
study area biological study areas such scarce resources
6) Slope of 10% Avoid steep-sloped areas Prevent soil erosion and
or more for both structure sites erosion damage effects.
and access roads. Steep Cut down on construction
slopes are possible for costs and right-of-way
alignment if tower site preparation
itself on level ground
only
7) Wetlands and Where possible, avoid Prevent damage to aquatic
lowlands wetlands and-poorly and wetland habitat
protection drained lowlands. When
not possible, minimum
disturbance necessary
8) Wildlife Avoid cutting across wild- Enable hunting, bird-
protection life migration paths or watching and other out-
disturbing breeding areas door wildlife recreation
to continue

APPENDIX C

APPLICATION AND CERTIFICATION PROCESS FOR POWER PLANT AND
TRANSMISSION LINE APPROVAL: OHIO POWER SITING COMMISSION (OPSC),
LOCAL POWER COMPANY, LOCAL GOVERNMENT AND PUBLIC

Basic Steps 'Notes

1. Letter of intent submitted by local Must be submitted at least one
power company to notify OPSC. year before application sub-
mitted.

2. Pre-application conference between
OPSC and Power Company.

3. Submission of application to OPSC. Completeness reviewed by
OPSC staff to take maximum
of 60,days for approval or
disapproval.

4. Certification of application by 1) Power company files with
OPSC. Three steps. OPSC.

2) Application "served" on
local government agencies.

3) Power company provides proof
of service to OPSC.

5. Public notice placed in local news- Must be placed within 7 days
papers7 interested state agencies of filing.
notified and begin to provide
response.

6. Notice of in-tervention filed by Must be filed within 30 days
local government officials to after the se rvice of the
OPSC-for adjudicatory hearings. application.

7. OPSC secretary's Report docketed Must be submitted to Commission
(made public). at least 15 days before the
hearings. -

8. Public hearing at which time the Hearing must be held 60 to 90
application is placed in official days after certification of
record and the Administrative Law application by OPSC.
Jude is assigned.

9. Power company and OPSC may file
findings, conclusions an'd briefs
in follow-up to the hearing.

Basic Steps 'Notes

10. Administrative Law Judge submits
report and recommendations to
OPSC.

11. OPSC approves certification based Or OPSC denies certification.
on 6 statutory criteria.* *Certification approved or not
approved depending on whether
power company documented:
1) Need for facility.

2) Nature of environmental
impact.

3) Facility will have minimum
adverse environmental
impact.

4) Transmission line will be
consistent with the
regional power grid.

5)- Facility will comply with
air and water pollution
control standards.

6) Facility will serve the
public interest convenience,
necessity.

12. Power company will commence to Or, power company will file
construct plant and/or trans- appeals hearing in the Ohio
mission line. Supreme Court.

APPENDIX D

MODEL INDUSTRIAL PARK ZONING DISTRICT

Section "1-311 Industrial Park District

The purpose of this District is to provide for the park-like
development of industry that is based on the performance of
an industry as well as the type of industry. In order to se-
cure this type of development, the various regulations herein
described must be met. These regulations have been established
so as to provide a healthy operating environment for industry,
for the protection of industry from encroachment of commercial
and residential uses adverse to the operation and expansion of
such industry, and to protect industries within the District
from the adverse effect of other incompatible industries, and
at the same time to reduce to a,minimum the impact of indus-
tries on surrounding non-industrial land uses; to lessen traf-
fic congestion; to protect the health and safety,of the resi-
dents or workers in the area; to prevent detrimental effects
to the use or development of adjacent properties or the gen-
eral neighborhood; and to promote the health, safety, morals,
comfort, and welfare of the present and future inhabitants of
the District.

The following regulations shall apply in the "1-3" District:

A. Use Regulations

1. Permitted Uses

No building, structure, or land shall be used and no build-
ing or structure shall hereafter be erected, structurally
altered, enlarged, or maintained except for one or more
of the following uses:

a) Dwellings in connection with agricultural operations
or as living quarters for caretakers and/or watchmen
and their families;

b) Farming or other.agricultural uses;

c) Governmentally owned or operated buildings and uses;

d) Heliport;

e) office buildings for general office purposes;

f) Off-street parking for vehicles in connection with
uses in the District as regulated herein;

g) Research, experimental, and testing laboratories;

h) Signs, as regulated herein7

i) Underground.pipelines, underground electric power and
energy transmission and distribution lines, underground
or overhead telephone or telegraph lines, overhead el-
ectri-c power and energy transmission and distribution
lines not suspended from multi-legged structures, tow-
ers, and accessory structures7

j) Warehous es and storage buildings, not including stor-
age of materials and goods specifically prohibited in
subsection A-3 below;

k) Uses of a light industrial nature not specifically
prohibited in subsection A-3 below;

1) Accessory buildings and uses, swimming pools, recrea-
tional facilities, and dining facilities for use in
connection with the operation of an establishment and
primarily for employees;

2. Special Exceptions

a) The following uses may be permitted as special excep-
tions in accordance with the procedures applicable to
the granting of a conditional (special) use permit:

1) Airport;

2) Art or cultural center, non-commercial7

3) Pdblic utility buildings and utility structures
not otherwise permitted, including overhead elec-
tric power and energy transmission and distribution
lines suspended from multi-legged structures7 above
ground pipelines; radio and television broadcasting
stations and towers, and accessory structures;

4) Retail sales and consumer service establishments
provided that such commercial uses shall not occu-
py more than 5 per cent of the total floor area of
all buildings on any lot or group of contiguous
lots in common ownership or control.

3. Prohibited Uses
a) The following uses are expressly prohibited in the
111-311 District:

1) Recreational or entertainment establishments of a
commercial nature7

2) Fuel storage yard;

3) Contractors' storage yard;

4) Grist mills;

5) Lumber yard;

6) Saw mill;

7) Stonework;

8) Abattoir;

9) Stockyard;

10) Uses of a heavy industrial nature as defined herein.

B. -Performance Standards

It is the intent of these regul@tions to prevent land or build-
ings, including those permitted, by right or special exception,
from being used or occupied in a manner so as,to create any dan-
gerous, injurious, noxious, or otherwise objectionable fire ex-
plosive, radioactive or other hazardous condition; noise or vi-
bration; smoke, dust, odor, or other form of airpollution; li-
quid or solid refuse or wastes; electrical or other disturbances;
glare or heat; condition conducive to the breeding of rodents
or insects; or other substance, condition, or elements in a man-
ner or amount as to adversely affect the surrounding area. Spe-
cifically, all uses shall operate in conformace with the limita-
tions set forth below:

1. Vibration

No vibration shall be produced which is transmitted through
the ground and is discernable without the aid of instruments
at or at any point beyond th lot line; nor shall any vibra-
tion produced exceed 0.002g peak measured at or beyond the
lot line using either-seismic or electronic vibration mea-
suring equipment.

2. Noise

All noise shall be muffled so as not to be objectionable
due to intermittance, beat frequency, or shrillness. In
no event shall the sound-pressure level of noise radiated
continuously from a facility at night-time exceed the spec
ifications published by the American Standards Association.
The sound-pressure level shall be measured with s Sound
Level Meter and an Octave Band Analyzer than conform to
the specifications of the American Standards Association.

3. Air Pollution

a) Visible emissions. There shall not be discharged in-
to the atmosphere from any source any air pollutant
in excess of the darkness limitations listed below.
This shall include emissions of air pollutant of such
opacity as to obscure an observorl.s view to a degree
equal to or greater than do the visible emissions de-
scribed below. Visible emissions of any kind at ground
level past the lot line of the property on which the
souce of the emissions is located are prohibited:

No. 1 on the,Ringelmann Chart at all times except upon
demonstration that the emission contains less than
one tenth pound of particulate matter per thousand
pounds of dry gases, adjusted to twelve per cent car-
bon dioxide or fifty per cent excess air.

b) Materials handing. No person shall cause or permit
any materials to be handled, transported or stored
in a manner which allows or may allow particulate mat-
ter to become airborne.

c) Particulate matter. There shall notbe discharged in-
to the atmosphere any particulate matter in excess of
the quantities shown below:

1) From refuse-burning equipment, per one thousand
pounds of dry gases, adjusted to twelve per cent
carbon dioxide or fifty per cent excess air, sixty-
five hundredths pound for capacities of over two
hundred pounds per hour or less and thirty hundred-
ths pound for capacities of over two hundred pounds
per hour. In any one hour period this shall not
exceed two hundred fifty pounds. Refuse shall not
be burned in fuel-burning equipment.

2) From fuel-burning equipment, six tenths pound per
million BTU input for installation using less than
ten million BTU per hour total input. For instal-
lations using more than ten million BTU per hour
total input, the allowable particulate emission,
in pounds per million BTU, is determined by multi-
plying 8.58 times the input, in BTU per hour,
raised to the minus 0.165 power.

d) Threshold values. There shall not be discharged into
the atmosphere any contaminant for which threshold lim-
it values are listed for. working atmosphere by the
American Conference of Governmental Industrial Hygi-
enists in such quantity that the concentration of the
contaminant at ground level at any point beyond the
boundary of the property shallat any time exceed the
threshold limit.

e) Gaseous emmissions. Gaseous emissions shall be con-
trolled by all applicable laws and regulations pro-
mulgated by local, area, state, and federal r6gulations
concerning such emissions.

4. odors

Any condition or operation which results in the creation
of odors.of such intensity and character as to be detrimen-
tal to the health and welfare of the public or which inter-
feres unreasonably with the comfort of the public shall be
removed, stopped, or so modified as to remove the odor.

5. Electromagnetic Radiation

It shall be unlawful to operate or cause to be operated
any planned or intentional source of electromagnetic rad-
iation for such purposes as' communication, experimentation,
entertainment, broadcasting, heating,.navigation, therapy,
vehicle velocity measurement, weather survey, aircraft de-
tection, topographical survey, personal pleasure, or any,
other use directly or indirectly associated with these pur-
poses which does not comply with the then current regula-
tions of the Federal Communications Commission regarding
such sources of electromagnetic radiation.

6. Fire and Explosion

All activities and all storage of flammable and explosive
materials at any point shall.be provided 'With adequate
safety and fire fighting devices in accordance with such
regulations of the State of Ohio.

7. Radioactive Materials

The handling of radioactive materials, the discharge of
such materials into air and water, and the disposal of
radioactive wastes, shall be in conformace with the regu-
lations of the Atomic Energy Commission as set forth in
the Title 10, Chapter one, Part 20--Standards for Protec-
tion Against Radiation, as amended,.and all applicable
regulations of the State of Ohio.

8. Glare and Heat

No direct or sky-reflected glare, whether from floodlights
or from high-temperature processes such as combustion or
welding or otherwise, so as.to be visible at the lot line
shall be permitted. These regulations shall not apply to
signs or floodlighting of parking areas otherwise permitted
herein. There shall be no emission or transmission of heat
or heated air so as to be discernible at the lot line.

9'. Non-radioactive Liquid or Solid Wastes

There shall be.no discharge at any point into any public
or private sewage disposal system or stream, or into the
ground, of any liquid or solid waste materials except in
accordance with all local, state, and federal regulations
concerning such'disposal.

C. Area Requirements--Net Lot Area--Minimum Floor Area

1. Any tract of land zoned 111-3" shall have a minimum
area of fifty acres; except, that a tract with an area of
not less than two acres may be permitted where such tract
adjoins and has a common boundary with another area zoned
for industrial or manufacturing uses. The fifty acre tract
shall include any such tract which is or may be separated
into two or more parts by existing or proposed streets or
utility line properties or-easements.

2. Within any "1-311 zoned area, each main building here-
after erected, with its accessory buildings, shall be lo-
cated on a lot having at least two acres, with the excep-
tion of public utility buildings and structures necessary
for public convenience and service, which may be located
on a lot having an area of one acre.

3'. The principal building on any lot used for offices,
laboratories, warehouses, and light industrial uses, except
public utility buildings and structures necessary for pub-
lic convenience and service, shall cover a minimum ground
area of ten thousand square feet.

D.- Required Yards and Landscaped Areas

1. No parking area, loading or maneuvering area shall be
located less than 200 feet from the boundary of any residen-
tial district or less than 10 feet from any lot line which
adjoins another [email protected] commercial district.

2. -No principal or accessory building above grade shall
be located less than 200 feet from the boundary of any
residential district.

3. No principal or accessory building above grade, park-
ing area, loading or maneuvering area shall be located
less than -the following minimum distances from.the street
right-of-way line or proposed street right-of-way of the
following types of streets and highways as designated on
the Sandusky County Thoroughfare Plan: all controlled ac-..
cess routes : 100 feet; arterial streets separating an in-
dustrial district from a residential district: 100 feet;
an arterial street separating an industrial disctrict from
a commercial district: 25 feet7 all other streets includ-
ing those within an industrial park: 25 feet.

4. Whenever propoerty that is zoned residential or com-
mercial is owned and/or used by a public utility as a
transmission line right-of-way, or is owned and/or used
as a railroad right-of way, the setbacks noted above shall
be determined as if said proerty were zoned industrial.

5. The required yards set forth above shall be landscaped
in accordance with plans approved by the Township. In ad-
dition to the yards required on the perimeter.of the site,
not less than five per cent of the net lot area shall be
landscaped. Landscaping shall mean decorative plazas,'
pools, or the planting of grass, shrubs, or trees, or
other comparable surface cover. To the maximum extent pos-
sible, driveways within such landscaped areas shall cross
said areas by the-most direct line and all planting screens
or walls required in areas of off-street parking.shall be
approved by the Township. Such landscaped areas shall be
maintained at all, times.

E.. Street A6cess and Frontage

1. Each lot shall have a minimum frontage of 150 feet on
a street or private drive; provided, however, the Township
may approve a lesser frontage to a minimum of 50 feet for
lots located on cul-de-sacs or on street curves or having
other extraordinary characteristics. Vehicular access
shall be permitted only to one of the following types of
streets:

a) Controlled access routes: Major highways

b) Local access routes:

1) Major highways

2) connecting or secondary (arterial) highways

3) A local street or private way connecting only with
the above highways and not connected with any residen-
tial street.

Fl. Building Height Limit

1. Within the lot lines, the building heights may be equal
to the horizontal distance from the nearest lot line. In
no event shall the height of any building-exceed one hundred
feet unless otherwise permitted by this resolution.

G. Lot Coverage

1. Not more than twenty-five per cent of the area of the
lot may be covered by buildings including accessory build-
ings.

H. Spacing Between Buildings

I.. On the same parcel, no two buildings shall be located
closer to one another than a distance equal to the height
of the lower building measured perpendicular from the face
of each building, provided that when the adjacent walls of
such buildings are not fenestrated, the equal distance
separation shall not apply.

I. Signs

1. Signs displayed on any.lot shall be limited to:

a) Those necessary for directional or informational pur-
poses, but not exceeding four square feet in size
per sign;

b) Those necessary to iddntify the industrial park; and

c) Those necessary to identify the, use or establishment
and designed as a part of the architectural design of
.the building or as a part of the site plan for any
lot.

2. Signs falling within category "b" above shall not ex-
ceed one square foot in size for every five linear feet
of frontage on the street which the sign faces. Signs
falling in category "c" above shall not exceed one square
foot for each horizontal linear foot of building wall fac-
ing on the street on which the sign faces.

3. The design, size of lettering, lighting, etc. of all
the signs in categories "b" and "c" above shall be approved
by the Township during the application review stage. Ex-
terior spot lighting of signs is permissible but only if
shielded so as to direct light to the sign only.

J. Off-street Parking Requirements

1. Off-street parking shall be provided in accordance
with the requirements of this resolution. At a minimum,
an industrial or manufacturing establishment or a warehouse
or similar use shall have one parking space for each one
and one-half employees in addition to one visitor parking
space for each ten employees,.unless approved otherwise.
In addition, one parking space shall be provided for each
company-owned or leased vehicle located or prinicipally
based on the premises. No parking spaces may be located
within required yards except that an area equivalent to
not more than five per cent of the total area of all park-
ing spaces required may be located in a required yard for
use as parking space for visitors, selected personnel, or
minor delivereis. Off-street parking spaces may be group-
ed in facilities serving more than one.lot or establishment.

2. When the lot on which the parking spaces are located
abuts the rear or side lot line of, or is across the street
from, any land in a residential district other than public-
ly owned.land, a wall, fence, or evergreen planting shall
be maintained so as to screen substantially the parking
lot from view from the nearest property in the ' residential
district. The screening shall be maintained in good con-
dition at all times. In parking lots of one acre or more,
at least five per cent of the area of the parking lot shall
be devoted to landscaping within the interior of the park-
ing lot. No luminaries on parking lots shall be more than
ten feet above ground level.

K. Loading Berth Requirements

1. off-street loading berths shall be provided for all
Buildings in accordance with the following schedule: for
buildings with floor area of ten thousand tQ twenty-five
thousand square feet: one berth; For each additional twen-
ty-five thousand square feet or fraction thereof up to one'
hundred thousand square feet: one berth; For each addition-
al fifty thousand square feet or fraction thereof above
one hundred thousand square feet: one berth.

2. Such loading berths shall be at least fourteen feet
wide, forty-eight feet long, and fourteen feet in height,
unless approved otherwise, and may be located either with-
in a building or in the open, but not in required yards.
If such berths are not enclosed, they shall be located not
less.than three hundred feet from any residential district
and effectively screened therefrom as in the case of park-
ing areas above. All access roads to loading berths shall
be at least fourteen feet wide, except.that if tractor
trailers would be accommodated, the roads shall be 14 feet
wide for one-way traffic and 22 feet wide for two-way traf-
fic.

L. Enclosed Buildings and Outdoor Storage

1. All,permitted uses and accessory activities shall be
confined within completely enclosed buildings with the ex-
ception of off-street parking spaces, off-street loading
,berths, accessory fuel storage, and employee recreational
facilities@ In addition, the temporary outdoor storage of
materials, equipment, or vehicles in an orderly manner is
permitted in any areas other than in required yards, pro-
vided such outdoor storage does not exceed 15 feet in
height or occupy more than ten per-cent of the area of the
lot, and is effectively screened from any adjacent residen-
tial district, as in the case of parking areas above.

2. Fuel storage tanks utilized as part of the heating
equipment of an establishment shall be located underground
or in a building. Bulk storage of gasoline or petroleum
products shall not be permitted except as incidental to a
laboratory, a production operation, or the servicing of
company-owned or leased vehicles.

M. Approval Procedure

1. The approval procedure for an industrial park develop-
ment shall be the same for any zoning amendment as speci-
fied herein. In-addition, a plan of development shall be
submitted with the regular application for a zoning amend-
ment. Such plan of development shall show the location
of all lots, streets, parking and loading areas, landscap-
ing, screening,.storage areas, signs, and other information
as necessary. The Township shall consider the standards
and objectives of these re(@ulations in an effort to achieve
the maximum coordination between the proposed park and.the
surrounding uses.

2. No zoning permit or certificate of occupancy shall be
issued for any use except in conformancewith the plan of
development and these regulations. In the case of a change
of use, a new certificate of occupancy shall be required
if there are any major structural alterations or substan-
tia.1 variations from the operations referred to in the ini-
tial permit or certificate of occupancy permitting such
use.

3. After occupancy, if there occurs continuous or frequent,
even though intermittant, violations of the performance
standards and provisions of these regulations for a period
of 5 days without corrective work, the Zoning Inspector
shall suspend or revoke the occupancy certificate for the
use until sUch time as the operation is brought into con-
formance with these r(@gulations.

N. 'Saving Clause

1. Should any subsection, sentence,, clause, or phrase of
this Section be declared invalid by.a court of competent
jurisdiction, such decision shall not affect the validity
of this Section in its entirety or of any part thereof,
other than that so declared to be invalid.

APPENDIX E

OUTLINE OF TOWNSHIP ZONING RESOLUTION

AND

ADOPTION PROCEDURE

This section provides the basic outline of a township zoning
resolution which could be adopted to control and properly orient
development in any of the townships of Sandusky County, Ohio.
While this simple outline makes no effort to be final and com-
plete since each township is different and should have regula-
tions specifically designed for it, it is intended to provide
the basis from whicha specific resolution could be generated.
The staff of the Sandusky County Regional Planning Commission,
in its community.assistance-capacity, provides technical assis-
tance to member jurisdictions in the development 'and amendment
of such zoning resolutions. Also included herein is the proce-
dure for the adoption and enactment of a township zoning resolu-
tion according to the Ohio Revised Code.

Basi c Outline of Model Zoning Resolution
(Township).

I. Title, Interpretation, and Enactment

A. Title and Purpose (name of resolution and reasons for
proposal: e'.g., protect property values, promote order-
ly growth, etc.)

B. Provisions of Resolution are Minimum Requirements.(the
regulations in the resolution are the least allowable
in the township--they may be exceeded at the discretion
of the applicant)

C. Separability.Clause (statement that if a part of the
resolution is declared invalid the entire resolution
is not invalid)

D. Repeal of Conflicting Resolutions, Effective Date (a
statement indicating all previous regulations are su-
perceded by.this resolution)

E. Regulations Not Applicable (statement that agricultural
activities and public utilities cannot be prohibited
by zoning)

II. Definitions (all terms used in the zoning resolution should
be defined in this section unless the '@normal" dictionary
definition clearly applies)

III. Enforcement

A. Zoning Permits (description of application, review,
and approval procedures; expiration.period)

B. Violations (procedures for the handling of complaints
and the investigation and citing of violations)

C. Penalties for Violations (description of the possible
penalties for violations as provided in the Ohio Re-
vised Code)

IV. Administration

A. Zoning Inspector (requirements and duties of the posi-
tion of Zoning Inspector)

B. Zoning Commission (composition, duties,.and procedures
of this group)

C. Board of Zoning Appeals (composition, duties, and pro-
cedures of this board)

D. Procedures for Approval of Appeals, Variances, and
Conditional (Special) Use Permits (description of the
requirements of the Board of Zoning Appeals, hearings,
decisions, review criteria for applications, etc.)

V. Non-conformities

A. Intent *(statement that existing uses may continue to
operate regardless of zoning district and cannot be ter-
minated by zoning)

B. Non-conforming Structures regulations involving the use
of buildings not in accordance with zoning)

C. Non-conforming Use of the Land (regulations involving
the use of land not in accordance with zoning)

D. Expansion of Non-conformities (rules governing the ex-
pansion of activites not in accordance with zoning; of-
ten, such activities are allowed to expand their acti-
vities within certain limits)

E. Existing Lots of Record (aloowance for the reasonable
use of properties which do not meet minimum lot area,
width, setback, etc. requirements)

VI. Amendments

A. Initiation of Amendments (who may apply for an amend-
ment to the zoning resolution)

B. Amendment Procedures (activities and hearings of the
Zoning Commission and the Township Trustees, decisions,
appeals, etc.)

VII. Provision for the Official Zoning Map

A. Official Zoning Map (identification by title)

B. Interpretation of Boundaries (guidelines for the in-
terpretation of districts and their boundaries7 e.g.,
districts intersected by highways)

VIII.Establishment, Purpose, and Requirements of Zoning Dis-
tricts (including a listing of permitted uses, density,
height, bulk, setback, etc. requirements for each)

A. Agricultural Districts,(l ow density residential may
be allowed)

B. Residential Districts (single, two-family, and multi-
family uses should.ibe outlined here)

C. Commercial (Business) Districts (local,.general, high-
way, etc. businesses)

D. Industrial (Manufacturing) Districts (light, heavy, ex-
trative activities and industrial park district)

E. Conservation (Open Space) Districts (open areas, flood-
plains, recreation areas, etc)

F. Planned Unit Development (PUD) District (see Article
X herein)

IX. Supplementary Regulations

'A. Accessory Uses (detached garages, non-agricultural sheds
and other structures; fences, hedges, and walls, etc.)

B. Swimming Pools

C. Temporary Buildings

D@.':-Of-f--stte6t.-,[email protected];[email protected][email protected]@ of
spaces required, location of parking, etc.)

E. Signs (number and location of permitted signs, billboards,
etc.)

F. Mobile Homes and Mobile Home Parks (rules governing the
use and location of mobile homes and parks)

G. Travel Trailer Parks and Camps

X. Planned Unit Development (PUD)
(see Appendix F herein for specific PUD regulations)

--------------------------------------------------------------

Procedure for Township Zoning Enactment

1. Adoption of Resolution to Proceed with Zoning

The Township Trustees pass a resolution which declares
their intention to proceed with rural zoning. This can
be accomplished in two ways:

a.) They may adopt the resolution upon their own
initiative, or

b.) They must adopt the resolution to proceed if
they receive a petition signed by 8 per cent
of the total,votes cast for all gubernatorial
candidates from the unincorporated area of
the township in the.last election for Govern-
or (Ohio Revised Code, Sec. 519.03)

2. Appointment of Zoning Commission

The Township Trustees appoint a five-member Zoning Com-
mission to draft a resolution. The Zoning Commission
may employ consultants to assist them or may request the
assistance of the local planning commission. Zoning
Commission members must reside in the area (township)
being considered in the zoning resolution.

3. Public Hearing by Zoning Commission

After the Zoning Commission has prepared a recommended
zoning text and map, and before it is submitted to the
Township Trustees, a public hearing is required. (ORC
Sec. 519.05)

4. Notice of Public Hearing in Newspaper

The Zoning Commission must publish a notice of the public
hearing in a newspaper of general circulation in the Town-
ship at least 30 days before the hearing. (ORC Sec. 519.07)

5. Submission to County or Regional Planning Commission

After the public hearing, but prior to the sending of the
final recommendation to the Township Trustees, the Zoning
Commission must'submit the text and map to the applicable
local planning commission for a recommendation. The plan-

ning commission musr respond within 20 days. If it does
not respond within this time period, the Zoning Commission
presumes approval. If the planning commission suggests
material changes or disapproves the proposal of the Zon-
ing Commission, a second public hearing is required. No-
tice of the second hearing must be published in a newspa-
per at least 30 days before the hearing. (ORC Sec. 519.07)

6. Recommendati on by Zoning Commission

When completed with its work, the Zoning Commission sends
the zoning text and map along-with the recommendation of
the applicable planning commission to the Township Trus-
tees.

7. Public Hearing by Township Trustees

The Township Trustees must hold a public hearing on the
proposal submitted by the Zoning Commission. No time lim-
it is specified in the Ohio Revised Code; however, this
should take place within 60 days. (ORC Sec. 519.08)

8. Notice of Public Hearing in Newspaper

The Township Trustees must publish'a notice of the public
hearing in a newspaper of general circulation in the Town-
ship at least 30 days before the hearing.

9. Adoption by Township Trustees

After the public hearing, the Township Trustees vote on
the adoption of.the zoning resolution (ORC Sec. 519.10).
If they wish to modify the proposal as submitted by the
Zoning Commission, the.changes must first be resubmitted
to the Zoning Commission,for review and suggestions. if
modifications are made which are not approved by the Zon-
ing Commission, a sec6nd public hearing must be held by
the Township Trustees. Notice of this second hearing
.must be published in the newspaper at least 10 days be-
fore the hearing. (ORC Sec. 519.09) If the Trustees
make changes not approved by the Zoning Commission, the
unanimous vote of the Trustees is required.

10. Resolution Filed with the Board of Elections

The zoning_text and map must be filed with the Board of
Elections at least 90 days prior to the next primary or
general election. A special election may also be called
by the Township Trustees. (ORC Sec. 519.11) The zoning
resolution becomes effective if a majority of the rural
residents in the Township approve the zoning resolution.

Therefore, all Ohio rural zoning is at the option of township
residents. The original enactment always remains with the
residents of the unincorporated areas of each township.

APPENDIX F

MODEL PLANNED UNIT DEVELOPMENT REGULATIONS

ARTICLE X. Planned Unit Development (PUD) Permitted

PUD shall be permitted in the PUD District*only after the
approval of a zoning amendment to the PUD District in
accordance with the zoning amendment procedure described
herein and the satisfaction of the requirements and provisions
of this Article.

Section 11. Intent and Objec*tives of this Article

A. Intent

It is the intent of this Artlicle to provide flexible
land use and design regulations through the qse .of
performance criteria so that small-to-large-scale
developments may be realized containing both individual
building sites and common property which are planned
and developed as a unit. This Article specifically
encourages innovations so that the growing demands of
housing and other uses may be met by greater variety
in type, design, and siting of units and by the
conservation and more efficient use of land. This
Article further recognizes that a rigid set of space
requirements along with bulk and use specifications
would frustrate the application of this concept. There-
fore, where PUD techniques are appropriate, the land may
be rezoned to the PUD District. In doing so, the set
of use and dimensional specifications elsewhere in this
Resolution are herein replaced by,an approval process in
which an approval plan becomes* the basis for continuing
land use controls.

B. Objectives

To carry out this intent of this Article, a PUD endeavors
to provide:

1. A choice in the types of environment, occupancy
tenure, types of housing, types of ownership,.
and community facilities available to existing
and potential residents7

2.. Usable open space and recreation areas7

3. Convenience in location of accessory commercial
and service areas7

4. Preservation of natural topographical and
geological features with emphasis on the
prevention of soil erosion, the conservation
of existing surface and sub-surface water,
and the preservation of other environmental
enhancing site features;

5. An efficient network of streets and utilities;
and

6. The development of a pattern in harmony with
the objectives of an overall site plan which
will foster a more desirable living environment.

Section III. General Requirements

A. Uses Permitted

Compatible residential, conimercial, industrial, open space,
public, and semi-public uses may be combined in the PUD
District provided all proposed uses will not adversely
affect adjacent property or property values and/or the
public health, safety, and general welfare. The amount
of land devoted to each specific use.-shall be approved
within the zoning amendment procedure-.

B. Minimum Project Area

Under normal circumstances, the minimum area required
to qualify for a PUD District shall be ten (10) con-
tiguous acres of land. Projects with less acreage may
be considered where the applicant.can demonstrate that
a smaller parcel will meet the objectives of this Article.

C. Common Open Space

A minimum of twenty (20) per cent of the area in any
PUD shall be reserved.for common open space and recreational
facilities. When common property exists, the ownership
of such may be either public or private and satisfactory
arrangements shall be made for the improvement, operation,
and maintenance of such common property and facilities as
approved by the Township.

D.- Density Requiremnts

The overall density in any PUD shall not exceed the maximum
permitted by the zoning district previous to the PUD zoning
amendment request unless specifically approved. A diversi-
fication of lot sizes and setbacks are encouraged.

E. Perimeter Yard and Parking Requirements

All lots or developed areas abutting the perimeter of any

PUD shall maintain all yard requirements specified
for the previous zoning district unless otherwise
approved. Off-street parking and loading areas
shall be provided as approved by the Township.

F. Arrangement of Commercial and Industrial Uses

When any PUD proposes commercial and/or industrial
uses, such uses shall be screened from the residential
portions of the development to the satisfaction of the
Township utilizing landscaping, existing woodlands,
plantings, and the liXe.. Traffic circulation in
commercial/industrial areas shall be designed to
minimize unnecessary through traffic to other portions
of the PUD. All areas designed for future expansion
shall be landscaped or otherwise maintained in a neat
and orderly manner to the satisfaction of the Township.

G. Supplementary Conditions and Safeguards

In approving any PUD, the Township may prescribe
appropriate conditions and safeguards which,,when
made part of the approval, shall not be violated
without voiding all act'ions and being subject to the
enforcement provisions of the Resolution.

Section IV. Approval Procedure

A. Preliminary Approval Procedure

The procedure for preliminary approval of a PUD shall.
involve the receipt of a preliminary plan submitted by
the developer and the holding of a public hearing
on the matter with public notice provided in a news-
paper of general circulation in the Township at least
ten (10) days prior to the hearing. The Board of
Township Trustees shall conduct the hearing and
determine, upon examination of the facts, the approval
or disapproval of the preliminary plan. Upon approval
of the preliminary plan, the developer may proceed with
the application for final approval as outlines herein.
The preliminary approval shall be valid for a period of
one (1) year and may be extended only by the Township
Trustees.

B. Contents of Preliminary Plan Application

The preliminary plan application to be reviewed at the
public hearing described in Section IV - A herein shall
include, at a minimum, the following data:

1. Name, address, and phone number of applicant;

2. A sketch of the property with the locations and
types of all proposed structures and uses dis-
played and the layout of all streets, open spaces,
lots, yards, easements, parking areas, etc. shown;

3. A site development schedule indicating approximate
dates fot the start and completion of the PUD; and

4. Any other relevant information deemed necessary

C. Final Approval Procedure

The procedure for final approval of a PUD District shall
be the same as that for any amendment to this Resolution
as provided herein and in accordance with the Ohio Revised
Code including all hearings and notices. No final plan
shall be approved which deviates significantly from the
approved preliminary plan.

D. Submission of PUD as Subdivision Plat

At the time of submission of the final application to the
Township, the developer shall submit the proposal as a
subdivision plat to the Sandusky County Regional Planning
Commission (RPC) for concurrent review in accordance with
the Sandusky County StIbdivi'siori Regulations. A copy of the
final application shall be submitted with the plat to the
RPC which will review the proposal as a zoning amendment
and as a subdivision plat concurrently in accordance with
all applicable provisions of the Ohio Revised Code.

E. Contents of Final Plan Application

At a minimum, the final plan application shall contain
the following data:

1. Name,.addresg, and phone number of applicant;

2. Name, address, and phone number of the registered
surveyor and engineer preparing the plan;

3. Legal description of the property,*

4. Description of existing and proposed land use;

5. Zoning district (current and proposed);

6. A vicinity map at an appropriate scale showing
the site location in relation to surrounding uses;

7. A development plan showing topography at least
two (2) foot intervals; drainage pro.posals; the
locations and types of all structures and uses;

the layout of all streets, rights-of-way,
easements, open spaces, and facilities; the
layout and dimensions of all lots and yards7
and other items as required;

8. A survey of the proposed development site
showing the dimensions and bearings of the
property lines, the area in acres, and all-
existing features of the site including w Iood-
lands, structures, streets, utilities, flood
hazard areas.. etc.;.

9. A schedule for the development of the entire
site; landscaping plans, a copy of-deed
restrictions, protective covenants, and other
legal statements to be used to control the use,
development, and maintenance of the land and
the improvements thereon, including those areas
which are to be commqnly owned and maintained;
and appropriate guarantees (e.g., improvement
bonds) to be executed to assure the completion
of the improvements therein; and

10. Any other requirements as deemed neces sary by
the Township.

F. Expiration and Extension of Approval Period.

The approval of a PUD District shall be for a period of
three (3) years to allow for the approval and recording
of the required subdivision plat and the development of
the project. If twenty-five (25) per cent of the area has
not been completely developed within three (3) years after
approval is granted, the PUD approval and zoning shall revert
back to its former zoning district. An extension of this time
limit may be approved by the Township Trustees.

G. Financial Responsibility

No zoning permits shall be issued for construction within
a PUD, or an approved phase of a PUD, until required improve-
ments are installed or performance bonds posted as approved
by the appropriate Township or County agencies.

Section V. Definitions.

For the purposes of these regulations, the following terms are
defined:

A. "Common Open Space" is a parcel or parcels of land or
an area of water, or the combination of land and
water within the site designed and intended for the
use or enjoyment of occupants of the Planned Unit

Development. Such areas may contain such complimentary
structures and improvements as are necessary and
appropriate for the benefit and enjoyment of occupants.

B. "Landowner" shall.mean the legal or beneficial owner
or owners of all of the land proposed to be included
in the PUD District. The holder of an option or
contract to purchase, a lessee or other person having
an enforceable proprietary interest in such land shall
be deemed to be a landowner for the purposes of these
regulations.

C. `Plan" shall mean the written and graphic submission
for a PUD including all subdivision plats, all covenants
relating to use, location, and bulk of buildings and
other structures; density of development; public and private
facilities including streets, ways, and parking facilities;
and common open space.

@D. "Planned Unit Development" is an area of land in which
a variety of housing types and subordinate commercial
and industrial facilities are accommondated in a pre-
planned environment under more flexible standards than
those normally applicable to a conventional zoning district,
the Plan-for which does not correspond-in lot size, bulk,
or type of dwelling, lot coverage, and required open space
to any one zoning district.

Note: This model contains the basic elements necessary to foster,
]@et adequately control, a PUD. Individual jurisdictions should
carefully examine all facets of such potential legislation to
determine its validity and applicability to their own situation.

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NOAA COASTAL SERVICES CTR LIB

3 6668 14111995 0

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