Zoning Department Improvements

While police and fire are vital to the quality of Sylvania Township today, zoning and planning are vital to the quality of Sylvania Township in the future. This Township update will talk about the improvements in our Zoning Department which will help keep Sylvania Township a quality community.

Planning For Our Future

For decades, Sylvania Township has been a center for immense growth and development. This growth has helped to fund our schools, the Senior Center, our parks and recreation as well as basic township services. At the same time, some of that growth has evolved based on an outdated strategic plan. Solid, up-to-date land use plans will improve the quality of our community while preserving our property values. For a growing community, a land use plan should be reviewed and updated every 3-5 years.

To help guide future growth, Sylvania Township has a Master Land Use Plan which helps to identify desirable areas for commercial, residential, and industrial development with the intent that new developments would compliment and blend well with nearby uses. When I was elected, our Land Use Plan had not been updated since 2001. In 2007, we went through the process of updating our Land Use Plan. We held public meetings and took surveys from residents so that you could tell us what you wanted Sylvania Township to look like including landscape, signs, building facades, etc.

One of the outcomes of updating the Land Use Plan was to identify areas of conflict between our Land Use Plan and our Zoning Resolution. We have been working to correct those conflicts in order to help clarify the intent of the Land Use Plan and better guide future zoning. The Land Use Plan Committee also recommended the adoption of various building standards in order to help preserve the high quality construction and architecture that Sylvania Township is known for.
We are working on these recommendations as well.

Although clearly the real estate market has slowed, I would anticipate revisiting our Master Land Use Plan again in a year or two, after we have resolved the majority of conflicts between the Zoning Resolution and Land Use Plan. This will keep our zoning laws progressive and supportive of quality development in Sylvania Township.

Setting Standards for Quality

As just mentioned, our zoning department is working on drafting new provisions to help guide new development and redevelopment in Sylvania Township. This includes a sign code, landscape standards and design standards. While the majority of development that has happened in the township is of high quality and complements our community 'curb appeal', there is always that out-of-town developer that will only do what is minimally required in order to access the retail market that our community offers.

With that in mind, we have begun the lengthy process of drafting, reviewing, and walking through the process of implementing these standards. We will take comments and input from residents and businesses, as well as those involved in the development process such as developers, bankers, engineers and architects. Everyone's input is important. I do not want to make rules that are so restrictive that developers move to other communities but at the same time Sylvania has a right to expect a certain level of quality so that our community maintains its appeal and property values.

Working With Homeowners

Today, as a community, we are seeing an economy that we have not experienced in more than a generation. Clearly, we have families struggling with the cost of living in Sylvania. For some properties, this struggle becomes evident with a less-than-desired level of property maintenance. This is disconcerting to the property owners and may be unsettling to neighbors who are concerned about the neighborhood and property values.

For properties that have high grass, overgrown weeds and the like, our Zoning Department works diligently with home owners, renters, mortgage companies and real estate agents as the situation calls for, to help our residents keep their properties maintained and our neighborhoods inviting. The majority of the time, this is effective and we continue to monitor situations as appropriate.

Sometimes our efforts to work with property owners to resolve zoning compliance issues are not productive. In those cases, we have taken the legal steps available to us to remediate the situation, which may be as simple as mowing the lawn every few weeks (and billing the owner) to more drastic steps such as physical removal of a burned-out house from the property (after appropriate public hearing and notice). Our goal is to maintain the integrity of our neighborhoods while using township resources appropriately.
If you have concerns about the exterior maintenance of a home in your neighborhood, I would encourage you to contact me or our Zoning Department.

Zoning Is Not A Passive Activity

Zoning is not a passive activity; it should entail the active engagement of our zoning personnel with property owners and developers in Sylvania Township. In the past, the township Zoning Department was very passive in its enforcement efforts in Sylvania Township, only reacting to direct complaints from residents and at times failing to require that the specifics of our zoning resolution be met by proposed projects. This created inconsistency in enforcement because the majority of property owners voluntarily complied with our rules while a few did not, giving the impression that enforcement was based on who you were or who you knew.

After restructuring the Zoning Department by hiring an experienced, educated and trained Director of Planning and Zoning, we have moved the Zoning Department in the right direction to help guide and support quality growth, development and redevelopment in Sylvania Township.

I do not envision the new structure of our Zoning Department to impede development but instead it is intended to help address the issues which come up with continued development and redevelopment, such as access management, traffic, transitional zoning (commercial near residential), construction standards and others. We owe it to those who are invested in our community to maintain our neighborhoods and zoning districts so that commercial, residential and industrial areas can thrive, co-exist and not negatively impact each other.

Permits Down; Department Activity Up

As was reported to the trustees at our recent board meeting, building permit activity is down in the township, about 20% from last year with the value of new permits also decreasing, as more people are moving to remodel and add on to their current home as opposed to building new.

Although development in the township has dropped in recent months due to the economy, we have added a full-time employee to the Zoning Department because we have a significant increase in activity in the Department. We have increased enforcement activities in an effort to make sure rules are applied fairly across the board. We also have the work on the Zoning Resolution, Last Use Plan and construction standards which needs adequate attention else it will languish for too long. I am hopeful that the improvements and changes we have made to the Zoning Department will help add to the quality of our township in the near and long-term future.

Wind River Demolition Scheduled!

Finally, after 27 months, Sylvania Township has scheduled the demolition of the structure located at 7510 Wind River on the corner of King Road. Demolition crews are expected to begin work at approximately 8 a.m. on Thursday, January 29, 2009.

This has been a long and unusual process. Most of the time, the property owner wants to repair/replace fire-damaged property and we work with them as needed to help make that happen. But in this case we had a non-resident owner, a purported interested party who was serving time in federal prison, a mortgage company that had declared bankruptcy, an insurance company that suspected arson and refused to pay out on the claim, and a federal sealed-lien against the property.

Our actions to get to this point included trying to work with the insurance company and owner; a trustee hearing; a court hearing; and finally a bidding process once we received court approval for removal of the structure. While the process was lengthy, I'd like to think that anytime the government destroys the private property of someone, the process is purposefully difficult - one of our greatest rights as citizens is the right of private property, and it should not be easily violated by the government. While I am happy with the end result - removing a blighted structure from our community - it would have been nice if the house could have been repaired before the weather ravaged irreparable damage so that the neighborhood and community could benefit.

I expect to be on hand tomorrow, to witness the end of this long process. A final thank you to the neighbors who were diligent in voicing their concerns yet understanding as to the procedural steps that we had to take.

DeeDee Liedel
Sylvania Township Trustee

Wind River Update - Approval to Demolish

After years of trying to work with the owners of 7510 Wind River Drive, and failing to make any progress, the township finally has judicial authority to remove the structure that was destroyed in a fire over two years ago. Judge Jennings confirmed the resolution that we passed in July, authorizing our Zoning Manager to deal with the hazard which exists due to the burned-out structure and a failed attempt to renovate.

We are moving forward, obtaining bids for demolition. I am pushing to have this completed before Christmas, but sometimes the wheels of government don't move that fast (no matter how much I bug them.) To those interested, I will post here when we have a date scheduled for demolition. Neighbors are invited to come watch.

That wraps up a lengthy township update for 2008. Although we approved our 2009 budget at our last meeting, I will save detailed discussion of what is in the budget for a post early next year.

Sincerely,

DeeDee Liedel
Sylvania Township Trustee

7510 Wind River Drive - UPDATE

Just a quick update on the status of the house on Wind River Drive. On behalf of the trustees, I attended the hearing on September 25 on the appeal of our decision to have the structure removed because it was not secured, not safe and structurally defective. The owner's attorney provided testimony from one expert witness as did we. The judge took the case under advisement and will be making a decision, hopefully relatively soon. As this is still pending litigation, I will refrain from further comment and will update you as soon as we have a ruling.

7510 Wind River Drive - UPDATE (AGAIN)

Sylvania Township has been served with an appeal by the owners of the property at 7510 Wind River Drive against our order to have the structure removed. The appeal has been assigned to Judge Linda Jennings of the Lucas County Common Pleas Court. At this point, I am not sure what the next step for the Township is. This is a process which we have never undertaken before, so we are proceeding as quickly as possible but within our legal authority.

7510 Wind River Drive - UPDATE

As previously announced, today the Sylvania Township Trustees held a hearing regarding the property located at 7510 Wind River Drive in Sylvania Township. This was a quasi-judicial hearing based upon section 505.86 of the Ohio Revised Code, which authorizes the Trustees to order removal of any building located within the unincorporated territory of the Township which has been declared insecure, unsafe or structurally defective by any fire department, county building department or declared unfit for human habitation by the county board of health.

Today at that hearing, we heard testimony from John Walters, Chief Building Inspector for Lucas County, Nathan Fries, Registered Sanitarian for the Toledo/Lucas County Health Department, Deputy Chief Tom Eisel of the Sylvania Township Fire Department and Jim McGowan, a local builder/developer who had no pecuniary interest in this property. We also heard testimony from area residents as well as several people who stated they had an interest in this property and were performing work at the premises.

Repeatedly, the testimony that we heard was that this property was not safe, it was not secure, and it was structurally defective, all a result of the fire which occurred in November 2006, and the fact that the house remained open to the elements since the fire. Damage included water-soaked wood, standing water in the basement, and mold and mildew due to being open to the elements. Testimony regarding the ability to renovate the property included the statement that anything above the foundation was unsalvageable.

Given the testimony presented to me and the other trustees by experts in their field related to the housing and building industry, the trustees unanimously passed a resolution calling for the removal of the structure located at 7510 Wind River Drive in Sylvania Township. The resolution was declared an emergency, dispensing with the second reading, and takes effect immediately in order to preserve the public peace, health, safety and welfare of Sylvania Township.

We have authorized our Planning and Zoning Manager, Mr. Tim DeWitt, beginning thirty (30) days after service of the Resolution upon the owner and all lienholders of the property, to remove and secure the building and all appurtenances located on the property.

This has not been a quick process, and I want to thank all of the residents who have expressed concern regarding this property yet have been patient in allowing the township to work through the processes necessary to deal with troubled properties in our community.

Junk Cars - Townships Granted More Authority

A new portion of the Ohio Revised Code, section 505.871, became effective earlier this year which grants townships additional power in which to deal with junk motor vehicles. Prior to this new law, townships were really restricted on what we could do to address junk cars left in driveways and yards. Only junk cars that were deemed a 'nuisance' could be removed from the property.

With the new law, we can legally remove a junk vehicle from a property after proper notice. "Junk motor vehicle" is specifically defined as a "vehicle that is three model years or older, is apparently inoperable and is extensively damaged, including, but not limited to, any of the following: missing wheels, tired, engines or transmissions." There is no dollar limit or value. Court involvement is not required prior to removing a junk motor vehicle.

This is a great new tool that can (and will) be used to help us help our community maintain a quality of life and high property values by addressing junk vehicle issues in a more effective and efficient manner. I welcome this added authority and we are working to implement the necessary legislation so that we can utilize this authority and improve the quality of life in Sylvania Township.

The Delimma of Storm Debris

Sylvania Township has been receiving numerous phone calls and emails regarding storm debris pickup from residents expecting us to pick-up storm debris that has been placed in the roadway by residents. At the same time, we have also been fielding phone calls from residents who are complaining about neighbors who are placing yard debris in the roadway, obstructing parking spaces, making it difficult to see on-coming and cross traffic, and unsightly refuse piles. Who should we respond to, those expecting additional services or those who believe their neighbors are not tending their own lawns appropriately?

So let me start off with our policy on brush pickup. We provide brush pickup services twice a year, once in April and once in September. There is no policy to pick up storm-related debris after severe storms go through the area. On a case-by-case basis, trustees (former and current) have directed the public works department to perform brush pickup in certain areas and after certain severe weather. But there was no consistency with regard to when it was done, who received the services, or what other projects may suffer in order to provide this un-stated service.

Where does that leave us with regard to the current brush piles located in some roadways? At our last regular meeting, the trustees discussed the issue and agreed that we could not pull our crews off of some very necessary and important infrastructure jobs for the 4-5 weeks it would take to complete a township-wide brush pick-up. These infrastructure projects include long-delayed maintenance of Schlicker Ditch to prevent flooding, asphalt patching, roadside mowing, street sweeping, catch basin and storm drain repairs and resurfacing projects.

In 2008 we received $599,000 in grants and loans from the Ohio Public Works Commission for local road resurfacing and reconstruction projects. We are required to complete certain services and projects in order to receive these monies. If we do not complete these projects, in violation of our agreements, we default on the current loans and grants, and hinder our ability to receive additional loans and grants in the future.

These projects maintain our infrastructure which contributes to a quality community. If we divert resources to brush pickup, we are in essence emphasizing aesthetic priorities over the need to keep our infrastructure maintained. In the long run, failing infrastructure will be more detrimental to our community than unsightly debris in roadways after storms.

This fall's brush pickup will start September 8. If you wish to dispose of yard waste prior to that, I would encourage you to contact your private refuse company or use the free drop-off facility maintained by the Lucas County Solid Waste District at 6505 West Bancroft St.

If you have placed debris in the street in front of your house, I suggest you remove it; it is illegal to obstruct the roadway as it interferes with road safety and street sweeping. Help keep our community clean.

7510 Wind River Drive

"Public notice has been posted pursuant to Ohio Revised Code §505.86 that the Sylvania Township Board of Trustees intends to conduct a hearing on Thursday, July 24, 2008 at 3:00 p.m. at the Sylvania Township Hall located at 4927 Holland-Sylvania Road, Lucas County, Ohio to determine if the structure located at 7510 Wind River Drive, Sylvania, Ohio is unsecured, unsafe or structurally defective and if so, whether the structure should be removed, repaired or otherwise secured."

Many residents have inquired about this property since it was the subject of a sever fire in October 2006. The township has worked diligently within our legal powers to address the concerns of our community working with county agencies and other stakeholders. This process has led us to the meeting mentioned above.

Due to the legal rights of interested parties, and the legal obligation of the Board of Trustees, I cannot comment beyond letting residents know that this hearing has been scheduled.

Zoning Challenges

Certainly the affects of the mortgage crisis and slowing economy has shown their affect on residential properties in our community. Last year, the trustees approved spending on lawn maintenance for more residential properties than is typical, many of which were in foreclosure. (This is not a way to get you grass cut for free; such expenditures are recouped via tax assessments including administrative and legal costs.)

Our Zoning Resolution does require property owners to maintain their property in reasonable condition, including mowing the lawn, removing trash, etc. Unfortunately our ability to remedy problem situations is limited and often involves extended periods of time. Our new zoning administrator, Mr. Tim Dewitt, is monitoring problem properties, keeping in contact with owners, real estate agents, and mortgage companies as appropriate to try to encourage voluntary compliance.

When action is necessary, the trustees can and do approve lawn maintenance expenditures. Unfortunately, this process is not quick and action is not taken until the property has deteriorated beyond what many neighborhoods and subdivisions consider acceptable. And the lawn services provided are not necessarily aesthetically pleasing, rather it is functional and efficient use of township resources.

If you are aware of property that you believe is being neglected, whether due to foreclosure or other reasons, please contact our Zoning Department at 419-885-5276. I can't promise immediate improvements to the property, but we will do what we can to work with property owners and other interested parties to make improvements so that Sylvania Township can maintain its quality neighborhoods.

We Now Have a Zoning Compliance Office

We made a very important purchase recently for our zoning department - we bought tape measures. Yes, simple tape measures, items that are used to measure distance and height and width and depth. With these tools we will now be able to operate a Zoning Compliance Office as opposed to what we have been operating, a zoning application office.

Why didn't we have tape measures in a department that is supposed to be in charge of making sure that those who are building in Sylvania Township are doing so within the guidelines of our Zoning Resolution? I have no idea, other than to say that it has taken me and the other trustees as well as our administrator this long to figure out that our Zoning Office was doing little more than taking applications and approving them, with little or no follow up.

For at least 4 years, township trustee elections have partially focused on the issue of development and growth in our community. But it didn't matter what we ran on, what we said, what we told constituents or how we voted on zoning issues, if the reality was that the zoning department was not fairly, accurately, and timely enforcing the guidelines of our Zoning Resolution.

We all made the assumption that the Zoning Department was enforcing site plan requirements as approved by the Trustees and Zoning Commission, that site visits were made to ensure sign limits and landscaping requirements were being adhered to, that reasonable enforcement was being instituted for the betterment of the community as a whole. That was a wrong assumption, and it is now being corrected.

I look forward to working with Carol and Pam to strengthen our zoning department so that it truly serves the interests of our entire community including the residents, not just the interests of developers and builders.

Township Land Use Plan Updated

The Board of Trustees has updated the Township's Land Use Plan for the first time in 6 years. And for the first time in over a decade, a developer has not sat as a trustee to approve or oppose a plan that could directly affect their future activities in the Township.

A land use plan for the Township is very important because we need to maintain and even improve the quality of life of existing residents but at the same time not unduly interfere with property owners' rights to realize the highest and best use of their property in the future. Sometimes this is a delicate balance, but I believe the Plan approved by the Trustees on September 4 does exactly this.

We have maintained historically residential areas on Sylvania Ave. and McCord Road, despite pressure by some to allow further commercial creep in these areas. Recommendations were made for future revisions of our Zoning Resolution that provide for better buffering between residential areas and commercial zoning. In addition, future areas of growth and redevelopment were identified so that we can be prepared with an overall view of what we want in our community; we can act proactive instead of reacting.

Let's be clear on what the purpose of the land use plan is. It is not to help property owners or developers realize the highest profit from changing the zoning on some particular parcel. It is not to diminish the value of currently existing properties in the township. The purpose of a land use plan is to help guide future development in our community so that growth is of a high quality, blends well with existing residential areas, allows for sufficient commercial areas to provide services, goods and jobs to compliment our residents, and maintains our high standard of living.

One interesting note that came out of this land use revision comes from our decision to develop a land use plan separate from the City of Sylvania. Historically, our land use plans had always been a joint venture with the city, a process that had its uses and was beneficial. But clearly, the Township and the City are in different stages of growth. The result of the joint endeavor was that certain growth issues in the township were not really being addressed because of the effort to coordinate the two different zoning codes. I won't rule out the prospect of perhaps in the future joining forces with the city to revise our land use plans, but we will certainly be more cognizant of the different needs of our community if that should take place.

You will not notice instant changes to the development you see going on in our community today. It can take a few years from the start of the process before a commercial or residential development is done. But this land use plan will improve the quality of development and protect residential areas in the future.

I want to commend and thank the Steering Committee for their hard work. Their time and effort will be a benefit to our community for years to come.

What did I say?

While preparing material for my return to proactive political communication, I took the opportunity to review some of my campaign material and remind myself of what I told people while I was campaigning. I think it is important for an elected official to carry through on the promises made while campaigning. When it comes to politics, almost nothing frustrates me more than having a candidate get in to office to say "I know what I said, but ..." I think that is wrong. So reviewing my campaign material has given me an opportunity to see if I have changed my mind since I've been in office. Have I held to my campaign statements? My current self-assessment is that I have not changed my position on the major issues I campaigned on, though I will admit progress has not been as quick as I had hoped on some items.

Here is a list of topics I discussed in my campaign emails:

· Fiscal restraint

· Financial Accountability

· Quality Growth

· Working with the City

· Purpose of Government

· Procrastination

In the next few months I will talk in more depth about these issues, especially as some of them tie in to the ballot issues that Sylvania voters will be facing in November.