After being recommended for approval by the Springfield Township zoning commission and the Toledo Lucas County Plan Commission, two text amendments to the township zoning resolution were approved.
At the October 10 meeting, the trustees approved amendments pertaining to solar power and the Spring Meadows overlay district, which runs along Airport Highway from Holland Sylvania Road west to Holloway Road.
The text amendment for solar power applies to small facilities with less than 50 megawatts and defines the types of solar systems and zones where they would be permitted.
The regulations break small solar facilities down to integrated solar energy systems, rooftop solar energy, ground mounted solar systems and small solar facilities similar to what is at the 180th Fighter Wing facility off Eber Road.
The height and maximum coverage area are described for each type of system, as well as buffers. All small solar facilities are required to adhere to all applicable federal, state and local laws, explained Jacob Barnes, planning director.
Those installing solar arrays are required to have a certificate of zoning compliance before beginning construction, he added.
The trustees also approved modifications to the text amendment for the Spring Meadows overlay district.
The changes reflect an update to a section of the resolution regarding design standards such as signs, lighting and parking.
Added under general design are:
•A requirement that gas station canopies utilize high quality materials and support structures shall feature masonry type materials such as brick or stone;
•A request for unique landscaping. Decorative water features are encouraged and shall be well maintained. Landscaping is recommended around free-standing signage, and all landscaping areas are to be irrigated.
New sign standards require that all lighted signs be internally illuminated: external lighting sources are not allowed.
Additionally, freestanding signs are to be monument style and in accordance with size and setback provisions.
Monument signs are to be constructed of high quality materials and be of similar appearance to the main building.
Owners of any property with existing nonconforming signs are encouraged to bring them into compliance with the new provisions.
With regard to lighting, the text amendment calls for:
•All canopy lighting to be recessed with no light pollution off site;
•Freestanding lighting shall be shoebox-style with light directed downward. Decorative lighting may be used and will be reviewed on a case-by-case basis;
•Light poles shall not exceed 20 feet in height and no light pollution is allowed off site;
•No lighting shall produce a glare visible from the right of way, causing a safety hazard to the traveling public, and
•All building lighting shall be decorative in nature. Any building mounted wall pack lighting shall be shielded and not visible from the right of way.
The amendment also requires that when any buildings in the district are renovated, the signage, lighting and landscaping shall be brought into compliance with the new regulations.
“These are pretty good additions,” Trustee Andy Glenn said. Zoning Report
Mr. Barnes presented the September zoning permit report, noting that this month’s report includes “three new businesses,” one of which is Penta Career Center. The school district recently purchased property on Corporate Drive.
The department issued 16 permits and collected fees of $1,220. In addition to new businesses, the majority of permits were issued for accessory structure, sheds and fencing, three apiece, and signs and pools, two each.
Other Business
In other zoning business, the trustees:
•Reappointed to the board of zoning appeals, Mark Geiger to a term expiring August 25, 2027, and Mark Elliot, board chair, term expiring August 25, 2028.
They also reappointed two zoning commission members. They are Cindy Siedler, term expiring May 13, 2028, and Robert DeMatteo, term expiring May 13, 2025.
•Learned that the BZA met September 18 and approved a front yard setback variance for Woodland Custom Homes, 6961 Nebraska Avenue. The company is constructing a single family dwelling on the property.
Mr Barnes said the BZA will meet on October 16 to continue a hearing for a variance that would allow an illegally constructed pond to remain on the property at 2051 North Centennial Road.
•Heard from the planning director that a site plan for a Sheetz gas station and convenience store at 6633 Dorr Street has been approved.
•Learned that the zoning department had overgrown vegetation at Gunn and Pilliod roads cut down.
The next trustees meeting will be at 5 p.m., Monday, October 23, at the township meeting hall, 7617 Angola Road, and is open to the public. It also may be viewed via livestream at springfieldtownship.net.
