Loveland, Ohio – Loveland resident Diane Fisher testified at the Planning and Zoning Commission meeting on May 4 about the re-zoning of Grailville and a proposed new development near her home on Oak Street.
Fisher started by expressing how nervous she was about speaking publicly, however, speaking softly and determined told why she chose to live in Loveland, “…enjoying the mental and physical, and spiritual health that being in nature provides.” Referring to the COVID 19 Pandemic she said that activities in nature have proven more important than ever to many people she knows.
Fisher also noted that it wasn’t lost on her that the meeting was being held in both “No Mow May” and “Mental Health Awareness Month.”
It wasn’t a rhetorical question Fisher then asked, “How many more lawns filled with pesticides and herbicides, should be allowed, invited, encouraged into our area.”
“Each of us. Every person is a steward of our community,” Fisher challenged.
Loveland, Ohio – Lauren Enda called it a “landmark” decision and Sharon Scovanner said she was “overwhelmed” by the support they received.
Last Wednesday, before a standing-room-only crowd, the request to rezone the Grailville property was denied by a 3-1 vote of the Planning and Zoning Commission. Drees Homes had requested the land become a Special Planning District which would have allowed 209 homes on the site.
After many months of leading the effort, residents Lauren Enda and Sharon Scovanner were breathing sighs of relief. The Commission rejected the proposed development of the Grailville site by the Drees Company which included 74 patio homes and 135 traditional-style homes totaling 209 lots. The land is situated between O’Bannonville Road and State Route 48 in Clermont County. The site is approximately 111 acres.
Enda and Scovanner also led a protest rally outside City Hall before the multi-hour meeting.
After the meeting was over, Loveland Magazine asked the two leaders of the movement a few questions about the vote and rezoning in general.
• What arguments were made by the public that swayed the decision?
• Resident Dave Stanton presented an economic analysis tonight of the cost to taxpayers of the Drees’ proposal. Please comment.
• What about the fact that our current zoning code essentially lets developers write the code and map changes they want?
• Should residents vote at the ballot box for Planning and Zoning Commission Members?
• Should all zoning text and map changes be put on the ballot for voters to decide?
The Drees Company representative at the meeting declined to be interviewed.
These photos were taken during the protest rally and during the meeting.
(Reprinted with permission from a social media post of Jamie Smith)
by Jamie Smith
There will be a planning and zoning meeting at Loveland City Hall Wednesday, May 4th at 7 PM, with a demonstration beforehand at 6 PM to rally against the petition Drees is submitting for an (SPD) proposal.
Jamie’s family is often on the Grailville Farm. “My dogs have their absolute biggest smiles here, as do my kids and I.”
The granting of an SPD would allow them to build over 200 homes on the land that was annexed originally for “low-density housing.” This neighborhood of about 206 homes would sit on the south side of the old Grailville property, between Saint Columban Church and the north side of Grailville (their current offices).
The building of yet another non-distinct neighborhood in Loveland would destroy several historically rich and architecturally beautiful buildings that hold much significance in the hearts of many Loveland residents. Even a stranger passing by, with no knowledge of the importance of the work that was done there, is struck at the beauty of the place.
The women (and men) who started the mission here at Grailville were so dedicated to the righteousness of its cause that many of its early devotees are buried on-site, in the loveliest little cemetery on the north side of O’Bannonville Road.
Some of the reasons I feel very strongly against the actions aimed at adding yet another subdivision to our previously rolling river valley and forested areas are as follows:
1. It is my favorite place in Loveland, exactly as it is, in its natural state. My dogs have their absolute biggest smiles here, as do my kids and I.
2. I and my children have gained much peace and happiness from our exposure to the blessings of the land, water, and sky at Grailville. We have shared this joy with others. This land has kept us healthy physically and mentally. I can feel instant decompression upon starting my explorations there.
3. The place has a beautiful historical significance. You can explore the beginnings of the good that has been done on this land starting with this LINK. The historical films created, however, don’t even begin to touch on the good work that was done up until current times.
4. Not only have many historic buildings of Loveland been destroyed that are tragically gone FOREVER, but the greenspace in Loveland is rapidly disappearing, to the point that Grailville is the “last of the Mohicans.” Losing the large stretch of greenspace that connects fields to the “wilderness” on the north side would have a hugely detrimental impact on local wildlife, as well as on the human beings that regularly seek solace in the fields and woods of its paths.
5. TRAFFIC IN DOWNTOWN LOVELAND
“I and my children have gained much peace and happiness from our exposure to the blessings of the land, water, and sky at Grailville.”
6. GREED over NATURE
7. Absolutely zero benefits to Loveland residents, only more destruction, construction, and overcrowding of our streets….adding to issues of congestion instead of working on solutions.
8. Once this land is developed, the sanctity and purity of the place will be lost forever. We are Loveland, and beginning to look like Liberty Township, a “run-on sentence of subdivisions.” We are a town rich in farming and RR history. Let’s not erase YET ANOTHER part of our heritage. There is enough history at Grailville to erect a small museum to the humanitarian work and personal development that was achieved there and carried throughout other communities in the hearts of members of the Grail.
9. The land is certified organic, which is no small feat.
10. About 10 million reasons this ties into the bigger picture of the environmental crisis: urban sprawl (in turn, increasing urban blight), loss of greenspaces for migratory species, the immediate destruction of the habitat for countless plant and animal species, loss of biodiversity, etc., etc., etc.
11. The thought of losing this place and the PEACE IT HAS BROUGHT MY FAMILY, and having to deal with the congestion of another subdivision literally breaks my heart….and I am not alone.
Come show your solidarity. Let’s not let an out-of-state developer take what’s left of who we are! These historic places, YES EVEN OPEN PLACES, FARMS….this is what Loveland was, and part of it always should be! We need to retain a connection to what draws people to love this land.
The House of Joy is an iconic structure at Grailville (Loveland Magazine file photo)
by David Miller
Loveland, Ohio – The proposed development of the Grailville site by the Drees Company includes 74 patio homes and 135 traditional-style homes totaling 209 lots. The final acreage of the Grailville site on O’Bannon Road was annexed into the City of Loveland on January 11. The land is situated between O’Bannonville Road and State Route 48 in Clermont County. Fourteen acres were already located within the city’s corporate limits. Both parcels, in total consist of approximately 111 acres.
The Drees Company has submitted a concept plan to the Planning and Zoning Commission for changing the zoning to a Special Planning District.
City staff has recommended that the Commission hold a public hearing on the proposal on March 1.
The Commission will meet on February 1 with the Drees application on their agenda.
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Loveland, Ohio – On Tuesday, December 15, City Council held a public hearing on the proposed Homerama site for the corner of Butterworth Road and St. Rt. 48 in Warren County. The developer is requesting a change in Loveland’s Zoning Map to a “Special Planning District” (SPD) to accommodate building single-family homes for the 2022 Homerama.
The concept plan has now made it through the first three sessions of government scrutiny and again goes back to City Council.
The latest approval was when the Planning and Zoning Commission received the plan again and met on January 5. They voted to recommend to City Council that the zoning map amendment should be made, and that City Council should set a public hearing on the proposal. They followed the recommendation of City Staff that the Council should conduct a first reading of the ordinance on February 9 and schedule a public hearing and conduct a second reading of the ordinance on February 23
The subdivision will be named Chimney Ridge and will be a Home Builders Association of Greater Cincinnati 2022 Homerama site. The developer is CB Butterworth, LLC 3333 Madison Pk Suite C Ft. Wright, KY. The homes would sell for $600,000 to 1,300,000.
The proposed development includes 30 single-family dwelling units with a maximum density that shall not exceed 1.15 units per acre and a minimum lot size of 16,000 square feet.
Jack Baldwin who lives on County Down Lane in the next-door subdivision of Brandywine told City Council on December 15 that he has talked with about a third of the homeowners in his subdivision and received no objections to the layout of the proposal, except concerns about traffic leaving the subdivision at the intersection of Butterworth Road and Brandywine Lane. Baldwin said he was representing the subdivisions of Brandywine and Butterworth Glen. He also said that residents had concerns about the traffic impact to the intersection of Butterworth Road and St. Rt. 48.
Representing the developer, Greg Berling, noted that he completed a traffic study for Chimney Ridge, Brandywine, and Butterworth Glen to get a comparison. He said that Brandywine and Butterworth Glen have around 553 daily trips and Chimney Ridge is estimated to have 71 daily trips.
Here is the proposal currently on the desk of council members:
Loveland, Ohio – Joe Farruggia with Zicka Homes has been trying to rezone property off North Second Street (St. Rt. 48) south of the Sentry Hill subdivision with the potential use to build a 28-unit condominium development called the Blossom Hill Project since the first week in June. He has submitted three variations of the proposal, the latest on October 20. The current proposal is to limit the project to 25 or fewer individual units.
The site is approximately 5.5 acres on St. Rt. 48 adjacent to the Sentry Hill subdivision and on the opposite side of the street of the Loveland Health Care facility.
Previously, on June 24th and July 21, the Planning and Zoning Commission held public hearings for the zoning map amendment and recommended approval of the amendment. However, each time, Farruggia chose not to move forward with the processes which would be to have a public hearing before the City Council.
The latest iteration was also approved by the Planning Commission last week and sent to City Council for their consideration. The recommendation from Assistant City Manager Tom Smith is for Council to schedule a public hearing for the re-zoning on November 24.
The developer is asking for changes to the Loveland Zoning Map from the current zoning of Medium Density Residential to Residential Multi-Family.
The recommendation of the Commission according to Smith included the following conditions:
The proposed housing development for the property as submitted o Planning and Zoning Commission must be actively under construction within eighteen (18) months from the date of approval by City Council in order to maintain the zoning;
The approval shall be withdrawn, and the zoning shall revert to Residential Medium Density (R-MD) should the eighteen (18) month condition lapse.
Approval shall be exclusive to this applicant. No transferees or assignees of the applicant are subject to this approval.
Smith also said the developer agreed to requests made by Sentry Hill resident, Dave Stanton. These items were also part of the Planning and Zoning Commission’s motion for recommendation:
Construct a four to five-inch earth berm, fully landscaped with trees and grass, to be constructed along the property line of the two homes in the Sentry Hill subdivision and maintained by the new subdivision’s HOA.
Street lighting and exterior lighting on the townhomes be designed to prevent light pollution into the Sentry Hill Subdivision.
Townhomes to be constructed, at 40 feet, shall not exceed the height of the referenced home of 214 Sentry Hill Drive.
Limit the number of townhomes to be built at 25 or less.
No dumpsters or centralized garage collection. Individual residential trash and recycling pickup to be consistent with all the residential surrounding areas.
No stand-alone garages or sheds.
Exterior architecture and materials (brick, stone, and Hardie Plank) shall be consistent with the look and feel of neighboring communities.
Even though there are COVID 19 restrictions for the number of audience members in the hearing chamber, five residents appeared to express their displeasure with the re-zoning. No residents spoke in favor of the rezoning or the condos.
These signs were erected in July by citizens opposed to multi-family zoning adjacent to their homes on St. Route 48 in North Loveland.
Residents have pointed out that the proposal must follow the guidance of the City Master Plan specifically for North State Route 48. They say the project must maintain similar development densities, preserve open space, a rural atmosphere, and assure that there is adequate infrastructure to support the development as mandated in the current plan. They cite the current gridlock of Historic Downtown that must be addressed before the development moves forward.
City Manager Dave Kennedy has argued that the current Comprehensive Strategic Plan (2002) is old and not in line with the current needs of the City. The City is currently rewriting a new master plan for the City. Residents say re-writing the plan is well and good, but until there is a new plan the City and Zicka are governed by the one that exists.
Residents of South 48 also protest that adding so many residential units will add to their already current traffic nightmares of trying drive into and out of Historic Downtown.
During the hearing, Tom Scovanner told the Commission they should be skeptical of the studies Zicka presented to them. One presenter represented that they had prepared their study for the Commission, and Scovanner said, “No, they represent Zicka.” He posed the question to the Commission of whether they would have ever seen the study if it did not turn out favorably to the developer.
Scovanner, a litigator for Clermont County also said in no uncertain terms that the P&Z cannot do anything the Loveland law doesn’t allow them to do. Holding up the code, he said, “You’re bound by these codes. This doesn’t comport with the Comprehensive Master Plan.”
Tom Scovanner spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Dave Stanton spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Sue Ann Walker spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Allen Brooks spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Courtney Hauck spoke to Planning Commission against the re-zoning for 28 condos on Rt. 48.
Loveland, Ohio – “ We’re approaching a traffic nightmare,” resident Courtney Hauck told City Council during open forum at their meeting on August 11. Hauk lives in a restored, historic Victorian home on State Route 48 (North Second Street) in North Loveland across the street from where Zika Homes hopes to build 28 condos.
Hauck then proceeded to outline sections of the zoning code that he believes should prohibit the development. He believes that the Planning and Zoning Commission “erred” when they recommended rezoning the land from medium density to multifamily use.
An application has been submitted on behalf of Joe Farruggia with Zicka Homes to re-zone property off North Second Street (St. Rt. 48) south of the Sentry Hill subdivision with the potential use to build a 28-unit condominium development. The area consists of approximately 5.529 acres of undeveloped land.
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After a public hearing, the Planning and Zoning Commission, on July 21, with a 3 to 2 split-vote sent the proposal to City Council for a final decision. Assistant City Manager Tom Smith in recommending the zone change at the time, told the Commission, “It is the opinion of City staff that the proposed rezone would be consistent with the recommendations of the Downtown Strategic Plan, surrounding land uses, and poses very little significance in the disparity between the two zones in question. Therefore, City staff dos not believe that the integrity of the code, surrounding land uses, nor their density requirements will be jeopardized with regards to the applicant’s request for rezone.”
Hauck also told City Council that a home in the adjacent Sentry Hills subdivision recently sold for $880,000 and suggested that Zika should build high-end single-family housing that would further enhance the neighboring home values – instead of lowering them. He said that Zika was given a variance in 2017 for single family homes on the property, “But apparently decided theycould not make enough money so came back with a far more profitable plan.” Hauck also expressed concern that access to the cemetery on the property promised by Zicka is not adequate because it would be too narrow for burials to take place there.
A few minutes later during the August 11 Council meeting City Manager Dave Kennedy recommended that the request be removed from the Council agenda and recommended a motion to send the application back to the Planning and Zoning Commission so they can obtain additional information as to how the project would meet the requirements of the code.
Kennedy said the project was not “fully vetted” from a zoning code standpoint by the Commission and he thought it best that it go back and be reevaluated. Kennedy said that he shared some of the same concerns regarding complying with the requirements of the code that Hauck expressed a few moments before.
Both Hauck and Kennedy cited Section 1115.06 of the code and the requirements Zicka must meet before the land can be re-zoned for more intense land use.
Section 1115.06: STANDARDS FOR ZONING MAP AMENDMENTS
(a)Recommendations made only by the Planning and Zoning Commission shall be considered for map amendments. All recommendations by the Planning and Zoning Commission for zoning map amendments shall be consistent with the City’s adopted plans, goals, and policies and with the intent of this Zoning Code.
A. Prior to making a recommendation on a proposed rezoning, the Planning and Zoning Commission shall make a finding to determine if the following conditions exist.No rezoning of land shall be approved prior to specific documents finding at least one of the following:
1. There has been a change in demand for land which alters the information upon which the zoning map is based. A study indicates that there has been an increase in the demand for land in the requested zoning district.The study shall provide a rational basis for indicating why a change in the zoning map is warranted.
2. Proposed uses cannot be accommodated by sites already zoned in the City due to lack of transportation or utilities or other development constraints, or the market to be served by the proposed use cannot be effectively served by the location of the existing zoning district.
3. There is an error in the Code text or zoning map as enacted.
4. The City of Loveland’s current Comprehensive Master Plan specifies a different land use for the subject property other than that which is specified on the current zoning map.
City Council voted unanimously to send the condo proposal and re-zoning to multi-family use back to the Commission.
There, the process starts over again with a Public Hearing on September 1 at 7 PM at City Hall.
Concerns about increased traffic on St. Rt. 48 and gridlock going into Historic Downtown are the most often cited problem immediate neighbors have expressed about changing the land use to multi-family.
Hauck ended by saying he didn’t think the Zika proposal was the best project in the world and he would like to see the area remain single-family zoning.
You can watch video of residents speaking against the re-zoning during the July 21 public hearing at the Planning and Zoning Commission and watch the developer defend his proposal.
Loveland, Ohio – The City has received an application for a site plan review from Steve and Vicki Wallace with The Premier Studio for Dance & Premier Tumbling. The property is 507 Loveland-Madeira Road. The previous user of the property was Donisi Mirror Company. The Wallaces plan to convert the property into a commercial school and art studio for tumbling and dance.
Premier Tumbling & Dance is currently located in the Shoppers Haven Plaza and has been operating there since 2005.
The Planning and Zoning Commission will consider a site plan on Tuesday, January 28 at 6 PM at the City Building.
Sabo Design Associates wants readers to be aware that even though they applied for SPD designation for “Oak Apartments” that they are not the “Developer/Owner” of the property. They said in an Email to Loveland Magazine, “Sabo Design Associates is not the Builder, nor are we the Owner for this project. We simply designed the building for clients.”
Sabo Design Associates declined to name their client however Loveland Magazine has since learned that the Client is Hunt and Whitacre, 550 Wards Corner Road and the current owner of 102 Oak Street is Wilma Conley.
Loveland, Ohio – Sabo Design Associates with offices on Wards Corner Road has applied to build four 16 unit apartment buildings on Oak Street in the Clermont County side of the City. “Oak Apartments” will be four levels each with parking garages below each building. The proposal is for 106 total parking spaces with 1.6 parking spaces per unit. There will be 0′ set-back to the side and rear of existing properties.
Sixty-four apartments are proposed in four-story buildings. The most recent apartment complex constructed and nearby is Loveland Station with 94 units on approximately 3 acres. Loveland Station was also made possible by SPD zoning.
The parcel for Oak Apartments is approximately 1.033 acres.
Sabo Design will need for the City to create a Special Planning District (SPD) which if approved will erase the existing zoning restrictions and protections for the immediate neighborhood and create a separate zoning district with distinct restrictions, permissions, and guidelines.
The current zoning of the immediate neighborhood is Residential-Medium Density (R-MD). The existing R-MD zone does not permit high-density multiple-family uses.
According to a memo written by Assistant City Manager Tom Smith to the Planning and Zoning Commission (P&Z) the applicant must first make a written finding that one or more of the following conditions exist, or will exist, within the proposed SPD:
(a) A concentration of retail and service oriented commercial establishments serving as a principal business activity center for the community.
(b) Land that is occupied by substantial natural characteristics worthy of preservation or which are historic aids to the identification of residential communities which help residents relate to their communities and to relate the social organization of communities to their physical environments.
(c) Lands which permit for ingenuity, imagination, and design efforts on the part of builders, architects, site planners, and developers that can produce residential developments which are in keeping with overall land use intensity and open space objectives of the Comprehensive Plan while departing from the strict application of use, setback, height, and minimum lot size requirements contained in the Zoning Code.
Smith said that if the P&Z determine the application meets the requirements for an SPD they should set a public hearing of the Planning and Zoning Commission for February 4. P&Z has voted to set that date for a public hearing.
The property currently has one single-family home on 1.1496 acres. The property is on Oak Street and wraps around the bend to Second Street. The Northwest side of the property has significant to extreme slopes according to the application.
In the application, Sabo Design said, “As proposed, the development would provide 64 new apartment residences with remarkable views and walkable to Downtown Loveland. Additionally, with the self-contained parking provided, there would be no additional burden to the Business District.”
The application will be first reviewed by P&Z. If the Commission feels that the SPD, as proposed in the Preliminary Review, does not fall within the SPD purpose and scope the Planning and Zoning Commission may deny the application or suggest an alternative action.
The Planning and Zoning Commission meets next on Jan 27 at 6 PM.
“Right Clicking” on the below documents will open them to a larger size.
Loveland, Ohio – In 2018, the City contracted with Yard and Company to prepare and create a Downtown Master Plan.
The Planning and Zoning Commission met on August 20 to hear Yard and Company present their final plan.
During the presentation, it was not clear that Yard and Company were yet aware of City plans for a parking garage and new entrance into the downtown from St. Rt. 48, or that the school district has an option to purchase 110 acres of Grailville property for a new school campus.
The Commission voted unanimously to approve and adopt the plan and send it along to City Council for their consideration.
![[VIDEO] Diane Fisher testifies to be a good daughter and son of Loveland’s Mother Earth](https://lovelandmagazine.com/wp-content/uploads/2022/05/loveland-and-mother-earth.jpg)
