LAFAYETTE TOWNSHIP ZONING COMMISSION
Regular Meeting
6776 Wedgewood Road
April 1, 2008 @ 7:00 p.m.
Chair Karen Schoonover called the meeting to order at 7:00 p.m. Roll call indicated five members of the Zoning
Commission were present: Karen Schoonover, Dianne Wenslow, Sherri Meinke, Russ Green and Peggy Folk
(alternate). Mike Biskup was absent.
Others who were present included: Zoning Inspector Alliss Strogin, Board of Zoning Appeals Chair Paul Calvo, Anthony
Wenslow (5750 Chippewa Road), Matt Lichty (6645 Lake Road), Dorothy Lichty (6565 Lake Road), Lisa Takoch (6822
Ryan Road), Nanci Shanley (6896 Ryan Road), Laura Gushue (6928 Ryan Road), Trustee Lee Kehoe, and Attorney
Stanley D. Scheetz (representing Granite Golf Club LLC).
Minutes
Upon motion by Dianne Wenslow, duly seconded by Sherri Meinke, the minutes of the March 10, 2008, regular
meeting/public hearing, the minutes of the March 13, 2008, special meeting, and the minutes of the March 25, 2008,
workshop were unanimously approved and signed.
Correspondence
A letter was received dated March 25, 2008, from the Medina County Department of Planning Services with respect to
their policy and procedures and their charges for services in preparation of zoning text amendments.
Old Business
Chair Schoonover reviewed the background in regard to the overlay district for the golf community. The initial
application for a map amendment was to extend the Lafayette Township Transitional District (LTTD) on both sides of
SR162. The map amendment was approved by the Medina County Planning Commission and approved by the Zoning
Commission. At the trustees’ public hearing, the trustees and applicant agreed that the application would be amended
in two sections – one part being the map amendment for the LTTD on the north side of SR162 and the second part
would have the Zoning Commission address an overlay district for the 109 acres on the south side of SR162. This
overlay district text is the language that she has started to draft.
Chair Schoonover stated the following reminder - we cannot deprive any landowner of the right to economic use of his
property. That being said the township does not have to roll over and give a developer all that they ask for. We should
strive for an atmosphere where dialogue can be achieved even though an updated comprehensive plan is still an
ongoing process. One of the locations in the township as an asset was the country club but one of the other assets is
our rural character. The challenge to us is going to be finding a middle ground that can achieve both. We need to look
at the text and we need to decide on the issue of density and how we see this going. The draft basically included the
same density that is there (Rural Residential density) – it would be one house per two acres. If you read the application
text there is the future possibility of another similar leg on the west side (similar to the cul-de-sac drawing).
Chair Schoonover - questioned whether there was any thought of doing something more like cluster homes of two or
three clustered together. Attorney Scheetz replied no as this was contemplated to be on a public street. The design
was provided by Granite Golf’s engineers and surveyors. It was contemplated to have single-family detached homes on
a cul-de-sac with frontage probably 65’-75’. Compared to Dover Highlands, which were 50’ lots designed originally for
Ryan Homes and Poulte Homes, these lots are going to be 15-20% larger than those because the homes are
contemplated to be larger also.
Russ Green - questioned where the second phase (future possibility) would be located and what would happen to the
golf course. In response Attorney Scheetz indicated it would be on the west side of the country club and might require
reconfiguration of land to the south. It was to be reserved. The way a cul-de-sac is designed there could only be about
46-47 units so you basically have 20 some on each side plus the bulb itself. The intent is still to maintain a 27-hole golf
course.
Lisa Takoch – curious about the second phase (future possibility). Attorney Scheetz replied that additional land to the
south would have to be acquired and it is not contemplated doing any further development south other than where the
cul-de-sacs would be because the rest of it would need to be maintained as open space.
Dianne Wenslow – questioned the possibility of acquiring land down to Chippewa Road. Attorney Scheetz stated he is
not the attorney for Medina Country Club relative to real estate acquisitions but he believes the property to be north of
Chippewa Road.
Chair Schoonover – indicated that we have to stay focused and we need to figure out how we are going to approach the
density. Currently if we leave it like that with the 109 acres, the actual density for the zoning has not changed – it’s one
unit per two acres. Attorney Scheetz indicated on 109 acres it would be about 50 units on a cul-de-sac with single
ingress and taking into consideration infrastructure, driveways, etc.
Russ Green – indicated that he thinks the two acres we have in the township for a person to build a home on relates to
the fact one has to comply with EPA regulations, septic, etc. This area has water and sewer available for them to build
housing. Medina County put the sewer districts in there for a reason and for potential development in the area. It’s up
to us to find a happy balance. What was viewed as rural residential back then is different that how it is viewed today.
Today we are saying let’s not over develop but leave a percentage of the area for green space or open space that
allows for people to have a rural feeling or golf course feeling on a reasonable size lot with city sewer and water and yet
there would be open space around it. They have said that to do the second leg (future possibility) it would be after they
obtained enough land to have the percentage of open space, which would make us all happy. Why not let it grow in a
controlled fashion allowing for proper open space, highway access, ingress, etc. and allow the golf course to be part of
our accent – part of the likeable reason why Medina County and Lafayette Township is what it is. They have a nice
facility there so let’s let it be a nicer facility with some homes there.
Dianne Wenslow – indicated that Medina Country Club is a jewel of the county but the word ‘country’ always sticks in her
mind. We need to respect the fact that in the preamble to our zoning and in the old comprehensive plan it does say to
maintain rural atmosphere as much as we can. We don’t want to over develop the area. There are too many
developments in this area that are not even built out yet. Attorney Scheetz replied that this development would be in
another price niche entirely different from what is in the township at this time.
Sherri Meinke – indicated that what we are looking for is a happy medium – not over development. Since the time it was
originally presented to us there has been more things trickle in and with more meetings involving Granite Golf there
seems to be more surprises. With the first proposal, I’m fine with that because you can have controlled development
with public sewers but I don’t see any point in the second future addition at this time. The more this gets developed we
need to consider how it may affect the properties around them.
Peggy Folk – indicated she sees both sides of the picture. If it weren’t for development she would not be living where
she lives as it was previously farmland. The property owner has the right to do on his land as he sees fit without
infringing on adjacent property owners. She also is concerned about developments that aren’t fully developed yet. She
understands these homes would be to a different niche and it’s not up to her to decide whether they are going to be
sellable or not.
Nanci Shanley – indicated that it’s not so much as not wanting the project because she has no problem with the project
itself and would like to see the country club stay in business and improve but she would like to see it being done in
balance – strike a balance so the density isn’t so high that the country club itself isn’t compromised in the quality of what
you like about the country club. People are paying a premium to be members for a reason – it’s a beautiful course and
if you start putting too much around it, it starts to lose that quality. She is concerned about the density and if there is
sewer and water available that does begin to introduce a higher density but a smart community also plans so that this
takes place in an orderly fashion.
Chair Schoonover – indicated there have been things that we had not planned for but we are reacting and handling
them and giving an answer. The comprehensive plan that is not finished was to be one step toward planning and
looking at the overall township.
Lisa Takoch – indicated they moved out here for the rural character and they want to maintain it as much as they can.
She doesn’t have a problem – development is going to happen and we all understand that – but do it in a way that’s fair
for everybody. She’s worried about the creep of development. She is happy with the overlay idea because it would
allow for control to balance both interests to maintain the rural character as well as help the country club and the people
who want that kind of atmosphere can live there.
Attorney Scheetz – indicated that the balance they are trying to attain is by saying 50% would remain open space. Of
the 109 acres 50 some acres is going to open space, part of the golf course will retain a rural nature. The LTTD zoning
was written specifically for that Deerview Lift Station and it was contemplated from the beginning that the density was
one unit per acre. There was never any mystery to that and it passed through county planning and zoning. I’m not
saying there can’t be some changes to it but there was no attempt to guise that there was going to be something less
than that in the future although we are only looking at the one cul-de-sac development in this phase.
Laura Gushue – indicated her biggest concern has been the transitional zoning actually going south of SR162. The
transitional zoning is intended to protect Lafayette Township but to allow some development between Medina City and
our rural township. She understands that but at some point it has to stop. She thought if the overlay district was an
option it would be a pretty good thing. She has another problem with increasing density. One of the reasons to control
density is because of the infrastructures, the schools, the roads and all of that and we need a good plan.
Chair Schoonover – indicated that in a perfect world the new comprehensive plan would be done and we would have
policy in place to go ahead and have specific areas targeted and we could begin the overall planning process. In the
meantime when somebody comes to us with a map amendment or text amendment we as a board owe them an answer.
We’re doing this cul-de-sac now. At the time the comprehensive plan gets updated our thinking might be revised. We
owe this applicant some type of answer and we need to go forward – we can’t put it on hold.
Trustee Lee Kehoe – clarified what is the area pending at this time as there is no application at this point of time to
extend the transitional zoning south of SR162. The trustees have an amendment to change what was originally
presented, which was approved by this group and the county planning commission, but that was tabled. There was an
agreement that we would look at the northern part of SR162 (there are three properties owned by the golf course and
one owned by Cahill) – those four properties totaling 32.84 acres are to be considered to be part of the transitional
zoning district and that’s what the current application is before the trustees. It has nothing to do with any land south of
SR162 at this point of time. The Zoning Commission is looking at zoning text for the overlay for property south of
SR162, not a transitional district but a rural residential district with an overlay district on it.
Attorney Scheetz – in reply to the concern about migration to the south indicated that the way the LTTD district was
written was where sewer and water was available at the time the resolution was passed, which was about three years
ago, so that is solely the Deerview Lift Station.
Chair Schoonover – indicated that the Board needs to talk about the language for the overlay district and to review the
draft text that has been prepared to date.
Russ Green – indicated that sewer and water availability has to be considered into factors for the growth of the township
and to allow the property owner to develop within our guidelines with sufficient open space that allows us to maintain
some growth
Trustee Lee Kehoe – questioned whether this was going to be an actual overlay, a PUD, a conditional PUD, site specific
or what exactly was the text going to represent.
Chair Schoonover – indicated that the way the text is currently drafted it would be an overlay district very similar to the
recent text for the Chippewa Resort Overlay District area. It would be site specific. Once the use is applied for it would
be applied on the piece of property that is under discussion, the 109 acres, and then there would be guidelines and
parameters within that which would have to be met. The tentative name at this time is: Overlay District for Golf
Community PUD.
Attorney Scheetz – indicated the name is generic at this time and he hasn’t been involved in the drafting of the text to
date. He has no issue with the 50-acre minimum and the open space requirement.
Attorney Scheetz – let’s put the other general option on the table so it’s out there. There is another 115/135 acres that
is the golf course south of our proposed original district. If we simply put the overlay on that additional 115 acres, the
density is then no issue whatsoever because we are going to preserve all that as additional open space. And leaving
the density at one unit per two acres still works for accommodating a cul-de-sac in the future. We have no qualms about
reassuring that the 27-hole golf course is going to remain and there is going to be no further contemplated construction
south of the Deerview Life Station. But again at this time we are only talking about the 109 acres.
Chair Schoonover – you are talking about putting everything that the country club owns into the overlay district?
Attorney Scheetz – that’s an option. We haven’t really determined that because we are still doing language but we have
more than enough acreage either way.
Nanci Shanley - if the entire country club would become part of the overlay district and that doesn’t change the density
from the underlying district, I don’t think we would have as much as an issue not setting the same kind of precedent.
Attorney Scheetz – that’s what I’m saying – it would be another compromise. An alternative to trying to get higher
density is to simply put the entire country club in, all the land that they own (109 + 115/135 approximately), which would
then establish the one unit per two acres and still gives a maximum of about 100 units and still ensures there would be
no development south because it would all be preserved by protective covenants so that it could not be built on.
Zoning Inspector Alliss Strogin – in the Declarations and Covenants (D & C’s) you can cover that – what you do is get a
commitment that the golf course is going to remain in perpetuity (most of the time they use 99 years).
Attorney Scheetz – there is no new conceptual plan that shows the second cul-de-sac but it would be a mirror of the cul-
de-sac on the east side and I believe the entrance would have to be east of the little cemetery and the bike rail trail
would be the divider.
Matt Lichty – when do people in the community start regarding their values or their past? People say development is
going to happen but how far do we let Medina come down to Lafayette. The whole concept of country is not to have
housing developments – it’s to have farmland. We can’t keep the farms because of the prices of grain and stuff. We
get the grain prices coming back but then the fuel costs are killing the farmers. Farming right now is probably one of
your hardest businesses out there economically but if you don’t have the farmers how are you going to get food to eat. I’
ve seen the property around me sold off in 5, 10 or 15-acre lots and it was only for the money. It’s something that I don’t
like to see here in the township or this community of how it is changing.
Chair Schoonover – one of the things we have to realize is that we truly have to balance a very fine line. I understand
what you are saying about the farmer but at the same time we cannot deny people who own property the right to do
something with it. We need to have a vision and a plan to go forward. We still have an obligation to discuss and do the
best that we can. It’s important that when this new comprehensive plan comes out that everybody be aware of it and we
get public feedback so we know it will be truly reflective of what the township character should be in the future. However,
we have a responsibility to an application that was made and we have to go forward in some respect. Right now we
need to work on the text for the overlay district and we need to go forward and discuss some of the issues.
Nanci Shanley – if I see it correctly the role of the board is to develop language for this overlay district and I think once
you set the density for that overlay district this could be done in stages – stage 1 for the initially proposed cul-de-sac
and the second stage could be for the future cul-de-sac if they put in the entire golf course acreage. Once the density
and language is decided it can be applied all at once or in phases.
Attorney Scheetz – for the benefit of you almost adjacent property owners who have raised these issues, you might want
to see the whole thing come in at once because then you know that the golf course is going to be preserved south of
you. If you ask to do it in two phases there is a chance that it won’t be done in the future and it could simply be sold off
and come in as a regular subdivision. You would be protecting it in the language of the overlay district in that it would
be developed under the language of the overlay district and if it doesn’t get done, it reverts to the rural residential, the
underlying district.
Peggy Folk – I just want to say that it is not our job as a zoning board to decide whether or not something is
economically feasible. One of my concerns is that there are empty lots in other places, but it’s not up to us to decide the
economics. It’s our job to make sure development is done without infringing upon the rights of the adjacent owners and I
think that is what we are trying to do. Whether they decide to put in the second cul-de-sac after the first one is done
and all built out is not for us to decide. We can’t get caught up in the economics of it.
Attorney Scheetz – the goal is to develop the north side first – they are hoping to reconfigure the three holes of the golf
course this summer and by the following spring put in the streets, sewer and water for both the north and the south and
from the time that goes in, probably three-five years at least. They probably wouldn’t be doing the second cul-de-sac
until the others are sold.
Zoning Inspector Strogin – what you are proposing is a site specific Planned Unit Development (PUD). If you do a site
specific PUD it locks up the golf course. It’s a one shot thing and most likely on the site plan they would show the initial
cul-de-sac and show future development and the future development would take place when and if they would be able
to bring in site plans for the future development. As to an earlier comment, just because water and sewer is available it
doesn’t mean you have to have high density – it depends upon what your zoning says. Also the Ohio Revised Code
says that you have to guarantee a landowner a use but not necessarily the highest and best use – just a use.
Chair Schoonover – we really need to start going through the draft text.
Attorney Scheetz – I have no issues with the purpose and intent and the basic regulations on page 1. I know Mr. Cavey
has not had an opportunity to look at this yet and I’m hoping there can be another meeting so he can review it
beforehand.
There was a discussion regarding dedicated roads being put in rather than private roads. Attorney Scheetz indicated
that they used to do mainly private roads but it has been changing to dedicated roads because a lot of residents felt
they weren’t getting the same benefits because they had to pay another fee in addition to the same taxes as others.
Zoning Inspector Strogin indicated that most developers went with the private roads because they didn’t have the
setbacks so the units could be closer to the street and the road then was part of the open space and part of the
common areas the subdivision had to do and the townships don’t have to accept them until they are brought up to
county specs. If a developer puts in a public street then they would have been built to county regulations initially and
the houses have to be so many feet off the setback from the road right-of-way and they are spread out a little bit more
and the cost to maintain that road is not spread over the houses so it makes it easier for them to sell. It all depends on
how your zoning is written but as a rule cluster units are on private streets and regular lots are on public streets. In
some developments you will see the main through street is a public street and then the cul-de-sacs are private but they
are usually pretty short and small.
The Board decided that the review of the draft text for this overlay district would be continued at a workshop. The
workshop was scheduled for Tuesday, April 22, 2008, at 7:00 p.m. at the township hall.
New Business
There was no new business.
Announcements
- The next MCDPS zoning workshop is scheduled for Thursday, April 17, 2008, at 6:30 p.m. at the new Medina
County Library. It will be a mock public hearing on how to run a meeting.
- Zoning Commission workshop on Tuesday, April 22, 2008, at 7:00 p.m. at the township hall.
- The next Lafayette Township Zoning Commission regular meeting is scheduled for Tuesday, May 6, 2008, at 7:00
p.m. at the township hall
Adjournment
Upon motion by Karen Schoonover, duly seconded by Sherri Meinke, it was unanimous that the meeting be adjourned.
Adjourned at 8:25 p.m.
Marlene L. Oiler, Certified PP, PLS
Lafayette Township Zoning Commission Secretary
(Note: Minutes approved 5/6/08.)