The Hearing before the Planning and Zoning Commission on a conditional use permit for converting Johnny’s Car Wash on Loveland Madeira Road into a micro-brewery and tap room has been rescheduled for Monday, August 8, at 7 PM.
Loveland Magazine has made a public records request for the “Staff Report” that will tell readers more about the project and will publish it as soon as it is received from City Hall.
Loveland, Ohio – A micro-brewery and tap room are being proposed for property along the Loveland Madeira Road leading out of Loveland. A “conditional use” application was submitted to the Loveland Planning and Zoning Commission on June 21 from DVDREAL,LCC. The existing zoning for the property according to the applicant is for “commercial” use. The applicant is Dana Depenbrock. The proposal is for the location of Johnny’s Car Wash at 1555 Loveland Madeira Road.
The application says, “By granting this conditional use we are ensuring the current old, outdated car wash will be converted into a community establishment where community members can congregate, laugh, and begin their journey into other parts of Loveland.”
The Planning and Zoning Commission will hold a public hearing for the proposal on Monday, August 8 at 7 PM in the council chambers at City Hall at 120 West Loveland Avenue.
The Hearing before the Planning and Zoning Commission on a conditional use permit for converting Johnny’s Car Wash on Loveland Madeira Road into a micro-brewery and tap room has been rescheduled for Monday, August 8, at 7 PM.
Loveland Magazine has made a public records request for the “Staff Report” that will tell readers more about the project and will publish it as soon as it is received from City Hall.
Loveland, Ohio – A micro-brewery and tap room are being proposed for property along the Loveland Madeira Road leading out of Loveland. A “conditional use” application was submitted to the Loveland Planning and Zoning Commission on June 21 from DVDREAL,LCC. The existing zoning for the property according to the applicant is for “commercial” use. The applicant is Dana Depenbrock. The proposal is for the location of Johnny’s Car Wash at 1555 Loveland Madeira Road.
The application says, “By granting this conditional use we are ensuring the current old, outdated car wash will be converted into a community establishment where community members can congregate, laugh, and begin their journey into other parts of Loveland.”
The Planning and Zoning Commission will hold a public hearing for the proposal on Tuesday, August 2 at 7 PM at City Hall in the council chambers at 120 West Loveland Avenue.
Loveland, Ohio – A public hearing by the Loveland Planning and Zoning Commission on the Drees Homes request to re-zone the Grailville property has been rescheduled to Thursday, March 17th at 7 PM. The meeting will be held in the Council Chamber at City Hall, 120 West Loveland Avenue.
The proposed development of the Grailville site by the Drees Company includes 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.
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 – There is a public hearing Tuesday night at Loveland City Hall – to hear from the public and despite resident’s pleas about their COVID 19 concern, it will go on as scheduled. The legal requirement to avail the residents of the city the opportunity to make their case face-to-face with their elected council members whether or not they want condos built on North Second Street (St. Rt. 48) south of Sentry Hill subdivision with the potential use to build 25 condominiums.
Resident Dave Stanton who lives in Sentry Hill wrote to City Manager Dave Kennedy and his assistant Tom Smith on November 16 outlining several reasons for delaying the hearing:
“With the number of people that want to speak at the Public Hearing, we are requesting that the Public Hearing scheduled for November 24th be postponed until the COVID Levels return to Level 2 in all three counties and the State of Ohio changes their advisories to allow Public Gatherings. This request is for the best of the City Council, City Staff, and Loveland Residents in following the advisories and staying healthy.”
A Level 3 Public Emergency means there is very high exposure and spread. The advisory is to, “Limit activities as much as possible.”
Over the past two weeks, there have been 1,365 COVID 19 cases in Clermont County, 5,602 in Hamilton County, and 1,556 in Warren County. The revised health order issued by the Ohio Department of Health on November 20 said minimize the spread of COVID-19 through airborne particles passing between people in close contact there should be no activities in open congregate areas. Local doctors are pleading for people to stay home.
Stanton told the City administrators that the rezoning public hearing is very important to all residents however specifically the residents of North Loveland who wish to be heard in person and in front of the people they elected.
“Our concerns are with the current COVID virus at Level 3 in all 3 counties (Hamilton, Clermont, Warren) and participating in a public meeting based on the current advisories from Governor DeWine on Public Gatherings,” Stanton wrote. “Even with the City following the current CDC COVID guidelines, the 3 counties continue to see a significant increase in the number of new daily COVID cases.”
Stanton pointed out the State advisories on public meetings:
Avoid gatherings, limit contact with people outside of your household, and reconsider holiday plans
Reconsider hosting or attending gatherings of any size – this includes with friend and family
When Stanton did not hear back from Kennedy or Smith he followed up in another email on November 18 asking, “Can you please provide an update on this request for delaying the Rezoning Public Hearing in regards to the current COVID advisories?” He concluded with, “I need to let our residents know the status of the Public Hearing”
With “social distancing guidelines in place in the council chamber the occupancy has been greatly reduced. With 7 council members, the City Manager and his assistant, the Council Clerk, the city attorney, the Finance Director, police and fire chief, there are but a handful of seats remaining for an audience. A public hearing on a subject as controversial as this project is would, pre-pandemic, be expected to garner 50 or more attendees.
The response Stanton received from Smith was a pert, “The public hearing is scheduled for Nov. 24th .”
Stanton replied today copying all of the city council with a renewed plea on behalf of the 92 residents who have signed a petition opposing the re-zoning. He also attached the petition to his email along with the names of residents and the comments his group has gathered on their “No-Rezoning” website. So far 124 comments are opposing the condo project.
Stanton’s plea today to postpone the hearing said:
Dear Council Members;
We the citizens of Loveland are extremely disappointed in the City’s position and the response on not delaying this Rezoning Public Hearing until this current COVID crisis situation improves. This is based on Governor DeWine’s advisory on Mass Gatherings and all 3 Counties being at Level 3.
We have many people that want to speak directly to the City Council on this rezoning to have their voices heard. But, they are uncomfortable in attending a Mass Gathering with the risks associated with COVID under the current state and local county advisories. They will not be able to attend tomorrow’s public hearing.
We ask that you reconsider your position and delay this Rezoning Public Hearing until things improve and you can hear directly from the Citizens of Loveland. This rezoning is a very important issue for North Loveland and all of the Loveland Citizens in regards to following the current Comprehensive Plan and the lack of a plan on solving the RT 48 traffic congestion issues.
Attached are the responses from the no-rezoning website and the signed petition in opposition to this rezoning.
Thank you, Dave Stanton
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.
Council is expected to make the first of two required votes on the re-zoning tomorrow night.
For more background on the condo proposal and video of resident opposition:
For 3rd time Zicka is back requesting condo approval
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.
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 Magazine writer Cassie Mattia lives in Historic Downtown
Loveland, Ohio – As election day quickly approaches the City of Loveland wants to be sure that all Loveland voters are not only aware but educated on the issues they will be voting on come November 5th!
If you are a Loveland resident and you haven’t yet seen a packet from the City of Loveland addressing the proposed changes to the City’s Charter, well Loveland Magazine has it all right here! Below is a short description of what you will see in the packet of proposed changes to the City Charter, how the changes came about, and why these changes are being proposed.
The 411 from City Hall:
“On the November 5 ballot, you will be asked to consider amendments to the Loveland City Charter. The Charter is our City’s constitution. It defines how the City of Loveland is organized and how it functions and can only be changed by a vote of Loveland citizens. Loveland’s first Charter was approved by the voters in 1961, and throughout the years, revisions have been made, with the last round of revisions being approved by the voters in 2003. In 2018, Loveland City Council determined that our Charter needed to be reviewed, as most communities review their charters at least every ten years. City Council appointed a Charter Review Commission on February 27, 2018, and the members met twice a month for over a year to review each section of the charter. Additional background on the proposed amendments is available on the City’s website within the Commission’s meeting minutes. The Commission accepted public comments at every meeting and held a formal public hearing on May 22, 2019, to receive public input before submitting the proposed Charter Amendments to City Council for consideration. On July 9, 2019, the Charter Amendments were presented to City Council and a second public hearing was held to receive public comments. Following the public hearing, City Council adopted Ordinance 2019-61, which approved the submission of the proposed Charter Amendments to electors on the November 5 general election ballot. The proposed Charter Amendments are presented in a format that allows you to easily see the current charter language in the left column and the proposed changes within the right column. Many sections were not subject to changes. These proposed changes are being mailed to all registered voters in the City as required by Article XVIII Section 9 of the Ohio Constitution. All Loveland citizens are encouraged to vote in the November 5, 2019, general election which will include these proposed changes to our Charter.”
Councilman Ted Phelps chaired the Charter Review Commission and we asked him to tell our readers the major changes that people should pay attention to when they review the proposal:
First, the Charter was last amended in 2003. One of the major things appearing in this year’s changes, is a requirement that at least once every 10 years, the City appoint a Charter Review Commission to review and recommend changes to Council (12.09). This way, we will hopefully avoid long periods of time passing, like the 16 years since the last revision, which tends to give rise to a back-log of changes and the inefficiencies which accompany not doing so sooner. Similarly, another change now being proposed is to require at least every 10 years, the City review its Master Plan (2.10). This too will avoid City planning becoming stale or obsolete and will help Loveland to assess and reassess its direction in a more timely and productive manner.
Another substantive change on the ballot this year seeks to address what happens when there is a vacancy in the office of Mayor. This situation arose just a few years back and the City was without a Mayor for multiple months until the general election. Under the revisions proposed to Section 2.06, that won’t happen as again as the revision makes clear that the Vice-Mayor becomes the Mayor for the unexpired term, unless the Vice-Mayor declines to do so and then Council by majority vote will select the new Mayor.
There are also proposed changes to the Director of Finance position as currently the Director of Finance is chosen by Council. The revisions (5.02, 5.06 and 9.06) will allow for the City Manager to choose the Finance Director subject to approval by Council. Removal of the Finance Director will also be subject to Council approval. These proposed changes seek to streamline matters and make more efficient not only the selection process for the Finance Director position but the changes also seek to align the Charter with the reality that the City Manager has and must continue to have a close and highly functional relationship with the Finance Director. Council maintains a checks and balances role as again, both the actual selection and any removal of the Finance Director can only be done with Council approval.
Finally, other important revisions seek to conform current roles and responsibilities of the Clerk of Council (2.08), clarify how the City is to publish ordinances and resolutions allowing for utilization of the City’s website to do so (3.04) and remove the residency requirement for the City Manager in conformity with current Ohio law (4.01). One other beneficial change is to clarify when Council begins its term of office (2.04). As you know, every two years when there is a general election, Council is to hold its organization meeting to elect the Mayor and Vice-Mayor and under the current Charter that meeting has to take place on the first Monday in December even if the recount winner has not yet been determined by the Board of Elections. The changes to 2.04 make sure that Council’s first organization meeting following the general election takes place only after the recount process is finalized.
Click on the link below to read through the proposed changes to the City’s Charter.
Loveland, Ohio – City Council held a public hearing on August 13, to hear public comments on the proposed purchase of 1.15406 acres of land in Historic Downtown and to construct a parking facility. An entrance to the garage from Rt. 48 is an integral part of the plan presented by City Manager, Dave Kennedy.
The property includes eleven parcels contiguous to First Street to the west and Second Street/State Route 48 to the east. The parcel total 1.15406 acres.
Peter and Matthew Ross agreed to a selling price of $550,000 which matched the appraisal obtained by the City. The total “appropriation” cost according to Kennedy, will be $571,150. Council has already authorized Kennedy to purchase the land.
Council gave the City Manager authority to complete the purchase in May once he completed studies to see if there were such things as environmental or soil problems that would prevent the city from building a garage on the site. These videos are of Kennedy’s report to Council and the public comments they received during the public hearing. After the public hearing, Council debated whether or not to give the City Manager further direction and support for moving ahead with the purchase.
To built the garage would cost between 6 and 6.8 million dollars in addition to buying the land.
![[Hearing rescheduled] Johnny’s Car Wash may become micro brewery](https://lovelandmagazine.com/wp-content/uploads/2022/07/johnnys-car-wash-rescheduled.jpg)
![[VIDEO] Parking garage coming to Historic Downtown](https://lovelandmagazine.com/wp-content/uploads/2019/08/feature-loveland-parking-garage.jpg)
