The Municipal Planning Commission met on the above date and time with the following members present: Carr, Cunningham, Hasbrook, Kohler, Rife, Teifke, and Yurysta (7).  Chairman Rife presiding. 

Mr. Teifke moved the minutes of the December 22, 2003, meeting be approved as mailed.  Seconded by Mr. Yurysta.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The Chair opened a public hearing on the application of Fred Berning, agent for CSB Investors, LLC, for amendment of a Planned Unit Development (PUD) Permit at 2500 River Road.  The proposal would allow the construction of single family homes where new multi-unit buildings were previously approved, a new public street and extension of an existing street of Manitou Grounds, two-family buildings on Riverside Commons lots 8 through 14 and other related changes. 

The Secretary stated notice of the public hearing was published in The Blade, December 26, 2003, and was mailed to owners of property within 300 feet on January 13, 2004.  The Chair administered the oath to Mr. Berning. 

A letter from the Building and Zoning Inspector was read identifying concerns in regards to the proposal and requesting additional time for review to provide input to the Commission since the latest site plan was received on Friday, January 23.  The Service Director stated the by-laws of the Homeowners’ Association and the plan for management of common areas have not been addressed. 

Mr. Berning stated the plan eliminates new multi-unit buildings in favor of twenty-six single family houses.  He stated that the proposed public streets would provide the public access for pedestrians to the flood plain and that curb cuts on River Road are proposed for former lot 28. 

The Law Director stated that flood plain access for Miami Manor and Manitou Grounds residents was previously provided.  Mr. Berning stated the access would be via the cul-de-sac of River View Drive extension.  The Law Director stated the homeowners association as well as all other conditions of the approved PUD should be reviewed in light of the proposal. 

Tim French, Bridgette Holt, Dan DiSalle, and Will Krosky spoke regarding the extension of River View Drive, public access to the flood plain, and architectural standards for the single family buildings.

Mr. Hasbrook moved the public hearing be continued to February 9, 2004, at 7 p.m.  Seconded by Mr. Kohler.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The application of Tom & Renee’ King, 1711 Christopher Lane, for modification of the Hyde Park Planned Unit Development Permit to allow construction of a hot tub with enclosure was presented. 

Mr. Teifke moved the application be declared a major modification and a public hearing be set for February 9, 2004, at 7 p.m.  Seconded by Mr. Hasbrook.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

Mr. Kohler moved to adjourn to 7 p.m., February 9, 2004.  Seconded by Mr. Carr.  Motion carried v.v.

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Minutes - Monday, February 9, 2004 

The Municipal Planning Commission met on the above date and time with the following members present:  Carr, Cunningham, Hasbrook, Kohler, Rife, Teifke and Yurysta (7).  Chairman Rife presiding. 

Mr. KOHLER moved the minutes of the January 26, 2004, meeting be approved as mailed.  Seconded by Mr. Yurysta.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The Chair opened the continuation of a public hearing on the application of CSB Investors, LLC, for major modification of the Planned Unit Development permit for Riverside Commons at 2500 River Road.  The Secretary reported the applicant called and requested the hearing be continued to allow time to respond to requests from the City for additional information. 

Mr. Hasbrook noted that the Building and Zoning Inspector is unable to attend a meeting February 23 and March 22.  Mr. HASBROOK moved the public hearing be continued to Monday, March 8, 2004, at 7 p.m. Seconded by Mr. Cunningham.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The Chair opened a public hearing on the application of Tom & Reneé King, 1711 Christopher Lane, for modification of The Hyde Park Planned Unit Development permit to allow construction of a 10’ x 12’ hot tub with enclosure.  The Secretary stated notices of the hearing were mailed to owners of property within 300 feet.  The applicant waived sworn testimony. 

Mr. King stated the proposed hot tub enclosure is nine feet high and it is needed to block the wind that comes through the greenbelt.  He also stated the enclosure is made of natural cedar and it would be placed on a deck six inches above grade.   

Jim Walsh, 1715 Christopher, stated he supports the application. 

Mr. Hasbrook referred to Resolution 1 and 2-1999 regarding Hyde Park PUD modifications noting that the proposed structure is over the 100 square foot threshold.  Mr. Carr stated that due to the proximate location next to the house and next to an existing tree, he supports the proposal.  He stated the garage is on the front of the house and that the materials of the enclosure would blend with the natural setting. 

Mr. TEIFKE move the public hearing be closed.  Seconded by Mr. Carr.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

Mr. KOHLER moved to recommend to Council approval of the modification as proposed.  Seconded by Mr. Teifke.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The petition of Riverside Partners Group, Ltd., for approval of the final plat of Riverside Estates, Plat 1, for seven lots on 2.165 acres at River Road and Farrer Street was presented. 

A letter from the Service Director recommending approval of the final plat was read.  He stated the requirements for the plat have been met and the developer has executed an escrow agreement with the City for public infrastructure improvements. 

Mr. HASBROOK moved the final plat for Riverside Estates be approved.  Seconded by Mr. Carr.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

Mr. KOHLER moved to adjourn until Monday, March 8, 2004, at 7 p.m.  Seconded by Mr. Hasbrook.  Motion carried v.v.

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Minutes - Monday, March 22, 2004 

The Municipal Planning Commission met on the above date and time with the following members present: Cunningham, Hasbrook, Kohler, Rife, Teifke and Yurysta (6); Carr (1) absent.  Chairman Rife presiding. 

Mr. Hasbrook moved the minutes of the February 9, 2004, meeting be approved as mailed.  Seconded by Mr. Teifke.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

The application for approval of Plat 2 of Riverside Estates on Farrer Street at River Road consisting of lots 8, 9, and 10 was presented.  A letter from the Service Director was read.  He stated a cul-de-sac is provided for at the end of Farrer Street and that he recommends approval of Plat 2 of Riverside Estates.  The Secretary stated that lot 10 does not appear to have access to a public right-of-way and that the property to the west is owned by the City of Maumee and leased to the Lucas County-Maumee Valley Historical Society (LCMVHS).  George Oravecz, engineer representing the property owners, stated Riverside Estate’s owners have an agreement with the LCMVHS for the sale of lot 10.  The lot will be deeded to the LCMVHS and the LCMVHS will donate the property to the City.  He stated he believes the lot will be used for activities of the Historical Society.  Mr. Kohler moved to approve Plat 2 of Riverside Estates.  Seconded by Mr. Yurysta.  Roll call: All members present voting yea, the Chair declared the motion carried. 

The Chair opened the continuation of a public hearing on the application of CSB Investors, LLC, for major modification of the Planned Unit Development permit for Riverside Commons at 2500 River Road.  The Secretary read letters from the Service Director, Chief Building & Zoning Inspector, and Fire Prevention Chief (all dated March 19, 2004).  The Building and Zoning Inspector stated the plans received March 18 show a redesign presenting one single-family and 36 two-family units and removing the previously approved multi-family, condominium buildings and removing the existing School building, Administration building, and Steam Plant.  He also stated that only “phase three” has been submitted for consideration and that “phase one” and “phase two” will be submitted for consideration after certain variances have been approved.   

The Chair administered the oath to all who testified. 

Eric Beale, representing CSB Investors, LLC, stated that certain changes for Phase 1 and 2 were being planned and would be the subject of a future presentation.  He requested the Commission consider only the Phase 3 proposal.  He stated Phase 3 consists of 18 two-family villas and one single-family house for a total of 37 condominium units where 80 units of various multi family dwellings were previously approved.  He stated the old CSB buildings present significant problems for conversion to multi-dwelling arrangements, which make it unfeasible to develop them as such.     

Robert Sitzenstock, architect for the applicant, stated the villas will each be 1,900-2,400 square feet and will be priced from $350,000 to $750,000.  He said the villas will be various combinations of brick and siding which he believes will be very compatible with the surrounding neighborhood.  He stated the new drive would follow the natural contour of the property dropping over 19 feet from the upper level to the end of the cul-de-sac.   

Mr. Kohler asked if the units along River Road will have fencing and if swimming pools will be allowed, as stated in the association rules.  Mr. Sitzenstock stated the rear of the buildings will face River Road, they will have landscape screens, and outdoor swimming pools will not be allowed in Phase 3.  Mr. Hasbrook asked what the roadway would be constructed of.  Mr. Stizenstock stated it will be a private drive of asphalt, possibly the same color as the pavers in Phases 1 and 2, and may have the stamped brick look.  Mr. Cunningham asked about the elevation for lots 48 through 54.  He stated the drawing shows the buildings to be cantilevered.  Mr. Sitzenstock stated those villas would be built into the hill and may have walk out basements. 

The Service Director stated the landscaping plan was received on Friday, March 19, and needs to be revised.  The current plan is short about 90 trees.  Mr. Sitzenstock stated that flowering peach trees are planned for street trees.  Mr. Cunningham stated his belief that the entire development should be considered when reviewing this new plan for the easterly half of the property.  Dan DiSalle, 2552 Riverview Drive, stated he believes that some of the villas are planned for too low of an elevation and may have problems with flooding. 

John Fedderke, 2551 Riverview Drive, stated he believes that the plan has changed so much that neighbors should be notified again of the application. 

Glen Rambo, 620 Valley Drive, stated he has concerns regarding drainage of the streets and landscape screening, and the closeness of units near the 100-year flood plain.   

Debbie Roberts, 2712 Riverview Drive, asked about vehicle access to the middle grounds for neighboring residents.  Mr. Beale stated that the stone drive would remain the same with pedestrian access for all and vehicular access for Miami Manor and Manitou Grounds residents. 

Fred Collins, 646 Miami Manor, asked if the fencing would be removed along the west property line.  Mr. Beale stated no replacement has been planned.   Alan Dills, 634 Miami Manor, stated he believes all phases should be presented and considered as a whole and that he also believes homes should not be built too close to the flood plain. 

Mr. Hasbrook also requested plans for all phases of the Planned Unit Development be presented by the applicant. 

Mr. HASBROOK moved the public hearing be continued to Monday, April 26, 2004, at 7 p.m. Seconded by Mr. Cunningham.  Roll call:  All members present voting yea, the Chair declared the motion carried. 

Mr. Hasbrook moved to adjourn until Monday, April 26, 2004, at 7 p.m.  Seconded by Mr. Teifke.  Motion carried v.v.

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Monday, April 26, 2004

The Municipal Planning Commission met on the above date and time with the following members present:  Carr, Cunningham, Hasbrook, Kohler, Rife, Teifke and Yurysta (7).  Chairman Rife presiding.

Mr. Teifke moved the minutes of the March 22, 2004, meeting be approved as mailed.  Seconded by Mr. Yurysta.  Roll call:  All members present voting yea, the Chair declared the motion carried.

Gene Abercrombie, attorney representing General Growth Properties, Inc. (GGP), requested a special meeting of the Planning Commission for GGP to present its application for the Shops at Fallen Timbers, a shopping center north of U.S.24 at the Jerome Road exit.  He stated GGP has submitted its application and will complete the application requirements by the end of the week.  He requested the Commission hold a special meeting on May 10 to consider the application.

The Building & Zoning Inspector stated that the resolution of certain minor deficiencies will render the application complete. 

Mr. Hasbrook moved a special meeting be set for May 10, 2004.  Seconded by Mr. Yurysta.  Roll call: All members present voting yea, the Chair declared the motion carried.

The Chair opened the continuation of a public hearing on the application of CSB Investors, LLC, for major modification of the Planned Unit Development (PUD) permit for Riverside Commons at 2500 River Road.  The Secretary read letters from Eric Beale for the applicant (4/22/04), the Service Director (4/23/04), the Chief Building & Zoning Inspector (4/22/04), and the Fire Prevention Chief (4/23/04).  The Building Inspector stated the application is complete for the requested major modification to the PUD at 2500 River Road.

The Chair informed all that an oath taken at a previous hearing is still in effect and she administered the oath to all who testified who were not previously sworn in.

Eric Beale, representing CSB Investors, LLC, stated that they will make the necessary changes to the plan to conform to the City’s requirements which were listed in the above referenced letters.

Robert Sitzenstock, architect for the applicant, gave an overview of the plans for the three phases and described Phase Three in detail.  He stated the application has been revised to add two units bringing the total to 38 units in two-family villas and one single family villa.   He said the villas will be various combinations of brick and siding which he believes will be compatible with the surrounding neighborhood.  He also stated that the entrance drive will be constructed of brick pavers with the balance of the drive constructed of colored asphalt with curbs and gutters and that it will be a private drive maintained by the property owners’ association.   He added that a brick and wrought iron fence along River Road will be 72” high and set back 20 feet from the street; the maximum height of the buildings in phase three is 32 feet; and the buildings closest to the flood plain will be eight feet above the hundred year flood level.

Mr. Hasbrook asked what assurances the City has that what is being shown is what will be built.

Mr. Beale stated there are architectural restrictions in place to control what is built.  He said prospective buyers have been concerned about the remaining CSB buildings.  Mr. Beale said they have had three different builders look at the buildings and each responded with cost estimates that would make them too expensive to renovate and then sell. He stated that he believes the buildings must be removed to make the development successful.

Irene Martin, Landmarks Preservation Council of Northwestern Ohio, stated that in 1997 the City commissioned Poggemeyer Design Group to do a study on the eligibility of the buildings for the National Register of Historic Places and that Dr. Ted Ligibel determined that they may have been eligible.  She further stated the Landmarks Preservation Council recommends that the City have an independent architect, experienced in historic preservation, examine the buildings to determine if they are structurally sound and marketable. 

Gretchen Zientek, 2724 River Road, and Tom Farrell, 734 East Carisbrook Drive, stated their concerns about housing built close to the flood plain, the marketability of the proposed housing, and citizen access to the flood plain.

John Fedderke, 2551 Riverview Drive, presented a petition signed by 125 residents asking that the plan be denied.  He also questioned the market demand for the proposed housing.

Fred Collins, 646 Miami Manor, submitted pictures taken one year ago of the flood plain under water. He further stated his concern with tearing the old buildings down when the developers said in 1999 that they were in good shape and could be renovated.

Jack Paquette, former resident of the former Lucas County Children’s Home, stated he believes there should be a memorial to the children who grew up in or lived at the home.

Bridget Holt, 709 West Carisbrook, stated concerns for the continuity of the three phases.

Dan DiSalle, 2552 Riverview Drive, stated the previously approved plan did not show buildings as low to the flood plain as the current plan.

Mr. Beale stated floating docks would accommodate 22 boats and that the chapel, pavilion and tennis courts originally approved have been removed.  He further stated the units closest to the river will be over 1,000 feet from the river bank and that nearly 24 acres within the flood plain is accessible to the public.

Mr. Yurysta asked if this developer was chosen because they planned to renovate the old buildings.

Mr. Beale stated that, while the buildings could be restored and renovated, the cost is too high and the local housing market will not support it.

The Secretary stated that, prior to receiving the property from Lucas County, Council passed a resolution stating the City would use its best efforts to preserve the historical nature of the premises and protect the buildings of significant interest.  He added that this was included as an objective of the City in its RFP when seeking developers for the property.

Marianne Sluhan, CSB Investors, stated they have spent $300,000-$400,000 to clean up the property.  In addition to removing various buildings, asbestos was removed from all structures.  She said prospective buyers have been wary of the uncertain fate of the existing buildings.  She stated they would like to build all three phases together and believes once the old buildings come down, the project will move along.  She further stated they plan to include a memorial for the orphanage.

The Building Inspector stated the buildings are all above the elevation of the 100 year flood plain, and there is a total of 101 dwelling units in smaller buildings compared to the 128 units previously approved.

Mr. Hasbrook stated it is less dense, more compatible with the existing neighborhood than the approved plan.  He said it will have a “Hamlet” feel and he believes the objectives of the neighbors’ petition are being met.

Mr. Cunningham stated he believes the developer was chosen because they planned to keep and renovate the CSB buildings and he does not believe they have made a good faith effort to make the development work while retaining the “historic” nature of the property.  He also express concern that the latest plan is far removed from the sort of creative and imaginative mixed uses intended in a PUD.

Mr. Yurysta stated his belief that this proposal does not meet the original objectives of the City when CSB Investors was selected to develop the property.

Mr. Kohler moved to recommend approval of the application of CSB Investors, LLC, for major modification of Riverside Commons Planned Unit Development permit at 2500 River Road as proposed subject to the recommendations of the administration, namely:

1.       Streets, sanitary sewers, and storm sewers shall be private, built to City specifications, and maintained by the property owners association;

2.       Sanitary sewer lift station shall be located and built in accordance with specifications approved by the City and shall be maintained by the City;

3.       Water lines shall be built to City specifications, dedicated to the City, maintained by the City, connected to River Road and River View Drive lines, and have hydrants installed at the main entrance and at the southwest corner of lot 54;

4.       Existing sewers that are unused shall be plugged and abandoned per City specifications;

5.       Final Plat shall include easement for waterline maintenance and designation of roadway as permanently reserved private place providing access easement to all interior lots;

6.       Pavement construction specifications shall be subject to approval of the Service Director;

7.       No parking signs shall be erected and maintained on the one side of the drive and in the cul-de-sac subject to the approval of the Safety Director;

8.       Landscaping plan shall be approved by the Service Director; and

9.       Memorial to the Miami Childrens’ Home shall be included.

Roll call:  Carr, Hasbrook, Kohler, Rife and Teifke (5) voting yea; Cunningham & Yurysta (2) voting nay.  The Chair declared the motion carried by a 5-2 vote.

Mr. Kohler moved to adjourn until Monday, May 10, 2004, at 7 p.m.  Seconded by Mr. Hasbrook.  Motion carried v.v.

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Monday, May 10, 2004 - Special Meeting

The Municipal Planning Commission met on the above date and time with the following members present:  Cunningham, Hasbrook, Kohler, Rife, Teifke and Yurysta (6); absent:  Carr (1).  Chairman Rife presiding.

Mr. Kohler moved to approve the April 26, 2004, minutes as mailed.  Mr. Cunningham requested the minutes be expanded to include that he “expressed concern that the latest plan is far removed from the sort of creative and imaginative mixed uses intended in a PUD”.  Mr. Kohler amended his motion to include amendment of the minutes to include Mr. Cunningham’s comment.  Seconded by Mr. Hasbrook.  Roll call:  All members present voting yea, the Chair declared the motion carried.

The Law Director advised the Commission that the application for site plan approval for a shopping center in the C-M Commercial-Industrial district, which also is subject to the Fallen Timbers Overlay district zoning regulations, requires an adjudicative hearing in order to determine if the site plan meets the standards of Section 1130.08(b).  She added that concerns for aesthetics have been decided by the C-M Architectural Committee in its approval previously granted.

The Chair administered the oath to all who testified.

Ron Den Adel, Northwest Ohio Mall, LLC, described the proposed “Shops at Fallen Timbers” north of U.S. 24 at Jerome Road as an open lifestyle air shopping center with three anchor stores, a multi-screen cinema, and various shops occupying approximately 137 acres. 

David Bader, architect for the applicant, stated that the design features a main street with a cross street all with angle parking and pedestrian friendly features.

Cheryl Armstrong, architect for the applicant, described the variety of architectural features and use of a variety of construction materials to produce a “main street” effect and to promote pedestrian movement.

Jean Hartline, traffic engineer, described road improvements needed at and away from the site.  She also described the traffic flow in and around the site.

Rich Bertz, engineer, described the connections with local water lines, storm drainage, and sanitary sewers and described improvements needed for the development.

Mr. Yurysta and Mr. Cunningham asked about traffic and roadway improvements.  Ms. Hartline stated that the TMACOG traffic model was used to project traffic volumes.  She added that certain minor, manual adjustments were made for known changes since the model was developed and that many aspects of the model reflect that continued development in the immediate area will generate increased traffic around the site.  She added the entire roadway design takes into account that additional improvements will be needed as the area continues to develop.  She stated the TMACOG model includes projections through 2025 and that traffic generated by the shopping center, traffic projected for the Fallen Timbers Battlefield site, and peak season shopping traffic were added to the model.  She stated that Jerome Road residents will have access at a new T-intersection with a rerouted Russell Road and, additionally, access for emergency vehicles will be maintained in the existing Russell Road right of way that otherwise will be restricted to pedestrians and cyclists.

Mr. Yurysta expressed concern for angle parking.  Ms. Hartline stated the roadway boulevards limit traffic to one-way and reduce many of the problems associated with angle parking.

Mr. Bader stated the portion of Russell Road retained for emergency access will also be maintained for easements for existing water and sewer lines and that access for emergency vehicles could be restricted by using removable bollards at the edge of Russell and Jerome Roads.

Mr. Bertz stated that bikeway improvements will connect the two existing bikeways and lead to a proposed bike bath from the Fallen Timbers Battlefield and Memorial.

Mr. Cunningham expressed concern for the lighting plan. The Building Inspector stated his review will include the lighting plan. He added that the administration has not completed its analysis and therefore final reports will not be available until the next regular meeting of the Commission (May 24). 

Mr. Hasbrook moved that consideration of the application be continued at the regular meeting on May 24, 2004.  Seconded by Mr. Cunningham.  Roll call:  All members present voting yea, the Chair declared the motion carried.

Mr. Kohler moved to adjourn until Monday, May 24, 2004, at 7 p.m.  Seconded by Mr. Hasbrook.  Motion carried v.v.  

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Monday, May 24, 2004

The Municipal Planning Commission met on the above date and time with the following members present:  Carr, Cunningham, Hasbrook, Kohler, Rife, Teifke and Yurysta (7).  Chairman Rife presiding.

Mr. Teifke moved to approve the May 10, 2004, minutes as mailed.  Seconded by Mr. Carr.  Roll call:  All members present voting yea, the Chair declared the motion carried.

The Chair opened continuation of consideration of the application of Northwest Ohio Mall, LLC, for site plan approval for a shopping center north of U.S. 24 at Jerome Road.

Letters from the Building and Zoning Inspector (5/20/04), the Service Director (5/20/04), and the Chief of Fire Prevention (5/19/04) were read.

A letter from James O’Brien requesting that approval be subject to completion of improvement of the Salisbury Road/U.S. 20A/U.S. 23 interchange and connector was presented.

The Chair administered the oath to all who testified.

Dave Westrick, 220 W. Wayne Street, Brian Tomko, 944 Joliet Drive, and Arthur Graham, 5151 Jerome Road, spoke in opposition to the project citing projected traffic problems and the responsibility of the Commission to protect the health, safety, and general welfare of the community.

Elaine Abel, 5025 Jerome Road, stated that her concern for keeping traffic off Jerome Road is satisfied and that she would like the mounding for the west side of Jerome Road to be higher.

Nancy Cramer, 219 W. John Street, requested a condition be imposed which would require a letter of credit be posted, so that, in case the project failed, any incomplete construction could be removed.

The Administrator stated that the Commercial-Industrial District section of the zoning code has been revised and that this application is subject to Design Standards administered by the C-M Architectural Committee and the restrictions of the Fallen Timbers Overlay District. He noted that the proposal has been approved by the Fallen Timbers C-M Architectural committee.  He also stated the mounding requested is the subject of the Fallen Timbers Overlay District and on property which is not part of this proposal.  He added that the “financial feasibility” of a project is not a criterion included in the standards for review.

The Service Director stated the trip generation projections in the Traffic Impact Study (TIS) are higher than those of the most recent edition of the Trip Generation Manual.  He added that the Ohio Department of Transportation (ODOT) is studying the improvement of I 475/U.S. 23 and such improvement would be required before interchange improvements for Dussel/Salisbury and U.S. 20A are constructed.

Richard Bertz of Mannik & Smith engineer for the applicant, stated improvements planned for U.S. 24 are minor and could be completed soon after approval by ODOT.  He added that the shopping center would not open unless the improvements recommended in the TIS are completed.  He also stated that additional development in the area may require additional improvements and that the design of the proposed improvements allows for such additions.  Mr. Bertz said that additional right-of-way may be needed to complete various roadway and intersection improvements.  He added that the location of a connector from Monclova Road to U.S. 20A has not been determined.

Mr. Yurysta expressed concern for the angle parking featured throughout the center. 

Jean Hartline, Mannik & Smith traffic engineer, stated the road design minimizes such problems by eliminating two-way traffic with boulevards and by limiting the speed of vehicles.

David Bader, architect for the applicant, stated that light poles have been reduced in height by five feet to forty feet and that reducing the height to twenty-feet would require a threefold increase in the number of light poles.

Mr. Hasbrook noted that the traffic study was reviewed by an independent engineer and accepted by the Service Director and the Lucas County Engineer.

Mr. Kohler moved the public hearing be closed.  Seconded by Mr. Cunningham.  Roll call:  All members present voting yea, the Chair declared the motion carried.

Mrs. Rife asked if the height of the light poles could be decreased away from the buildings.

Mr. HASBROOK moved that the application of Northwest Ohio Mall, LLC, for site plan approval of the plans submitted May 6, 2004, for a shopping center north of U.S. 24 at Jerome Road be approved subject to the following:

1)      Road improvements shall be installed in accordance with Figure Six of the Traffic Impact Study and, in addition, Monclova Road shall be improved to three lanes from Jerome Road intersection east to the city limits and the Monclova Road/Jerome Road intersection shall be improved in accordance with item seven of the April 22, 2004, “Response to the Review Comments for TIS…” as prepared by The Mannik & Smith Group.

2)      Fallen Timbers Lane between Russell Road and Town Center Drive #1 will be a public street and therefore maintained by the City of Maumee.  Access to Fallen Timbers Lane shall be limited to the intersections of Town Center Drives 1, 2, and 3 unless approved otherwise by the Director of Public Service and General Growth Properties.