Loveland, Ohio – With a unanimous vote, City Council voted on Tuesday, January 28 to accept the recommendation of the Planning and Zoning Commission to not proceed with a proposed Special Planning District (SPD) which would have allowed 12 new homes in the West Loveland Historic District on the bank of the State and National Scenic Little Miami River.
Members of the public spoke and encouraged Council to not go forward with the SPD request. You can watch their comments at the 55:56 mark of the video.
You can watch Council debate and take votes at the 1:59:12 minute mark of the video.
Loveland, Ohio – Last Tuesday night, our enchanting romance took a significant turn at the Love-Land city hall. Despite the frigid temperatures, 65 individuals gathered to affirm something that should be held in the highest regard and too precious to be tampered with. It was what should be sacrosanct; too important or valuable to be interfered with.
A full-capacity, standing room only, flowing into the hallway crowd.
Not all came with the same sentiment, however the size of the crowd on a night when nary a person wouldn’t have preferred to be somewhere else was telling. What became apparent was that we have something flowing between and through us. How do we protect our eldest, centuries-mature loved one?
Our water has a memory, and it flows through Loveland because the spiritual H₂O means everything. Destroy its soul? Cannot.Dirty it and it’s banks we can. Diminish the life within and on its shores, we can. Our State and National Scenic, Little Miami River sends us messages to heed and pass along to generations, but we don’t always listen. Tuesday, we did. Tell your children and grandchildren.
A bridesmaid with bigamist-many suitors was honored with a renewal of noble, exalted, and sacred vows.
Some took advantage of their 65 friendly neighbors to bloviate in inflated and empty ways with their superior knowledge and self-aggrandizing wisdom. They went on and on because what they tried to convince needed too many-worded-attempts. Perhaps they were the only ones listening and they needed so many phrases to convince even themselves. The audience listened with a third ear as if they could decipher how in the end the bloviators might end up voting. One heartless resident did the same but in the end had no vote, yet surely went to sleep Tuesday night with dreams of grander of saving the day.
Planning and Zoning Commission reverses course from their December 3 decision
Near the end of this week’s public hearing to consider whether 12 homes should be built on Riverside Drive in the West Loveland Historic District on the bank of the National and State Scenic Little Miami River, Planning and Zoning Commissioner Rob Weisgerber made a motion to not recommend the zoning map change to City Council. Weisgerber, Andy Bateman and Chairman Mark Redmond agreed with Weisgerber and voted “Yes” David Parker voted “No”. Commission Member Brian O’Neill did not attend the meeting.
The P&Z recommendation will now be delivered to City Council where there will be another public hearing. Upon completion of the public hearing, City Council may approve or disapprove the recommendation of Planning and Zoning Commission by a simple majority. Council may modify the recommendation of Planning and Zoning Commission by a 3/4 majority vote.
Video of speeches by the public and the discussion and vote of the Commission coming soon…
As our community comes together to review the proposed Special Planning District (SPD) development along Riverside Drive, it is crucial that we approach this process with transparency, collaboration, and a shared commitment to protecting the scenic and historic character of the Little Miami River.
What’s Happening: A developer has submitted a proposal to build 12 single-family homes on the riverbank along Riverside Drive, adjacent to the Loveland Historical Museum and Tufts-Schildmeyer Funeral Home. To enable this project, the developer plans to raise the floodplain using fill dirt and is requesting the city to approve re-zoning for this purpose. The Planning and Zoning Commission will conduct a public hearing as part of their review process.
What’s at Stake: The Little Miami River is a nationally and state-designated scenic river. Current zoning and federal protections aim to preserve its ecological, aesthetic, and cultural value. This proposed development raises important questions:
Environmental Impact: Raising the floodplain could alter natural water flows, potentially increasing flood risks for neighboring properties, impacting wildlife habitats, and degrading water quality.
Community Character: Re-zoning and new construction could disrupt the historic and scenic integrity of the area, altering its charm and appeal.
Process and Precedence: Allowing this development may set a precedent for future projects that prioritize private gains over public and environmental interests.
Understanding the Process: Pursuant to Section 1151.01 and 1151.02(a)(2) of the City’s Planning and Zoning Code:
The first step is a preliminary review meeting to determine whether the proposed project falls within the SPD’s purpose and scope. (This meeting occurred on December 3, and the proposal was approved to advance to a public hearing.)
If deemed appropriate, a public hearing must be scheduled within 45 days to review the conceptual plans and gather public input. (This is the meeting happening on January 7.)
This process ensures community engagement and the consideration of all perspectives, including those of residents, advocacy groups, and experts.
Counter Argument: The developer argues that this project will create valuable housing and address flooding risks through engineered solutions. They assert that the proposed homes will align with the character of nearby properties and enhance the area’s vibrancy.
A Collaborative Approach: While development has its place, our community’s responsibility is to ensure that any changes align with the broader goals of preserving Loveland’s natural, cultural, and historical assets. To this end, we recommend:
Expert Involvement: Consulting with conservation experts and legal professionals to fully understand local, state, and federal zoning laws and protections.
Community Engagement: Encouraging residents to attend the public hearing, voice their perspectives, and engage in the decision-making process.
Transparency: Requiring detailed studies on flooding, traffic, and environmental impact before any decisions are made.
What Can You Do?
SHARE this information with neighbors, friends, and family.
We believe that by working together—residents, city officials, and developers—we can protect the Little Miami River while meeting the needs of Loveland’s growth in a thoughtful and sustainable way.
Loveland, Ohio – A public hearing date has been set for Tuesday, January 7 at 6 PM by the Loveland Planing and Zoning Commission to hear comments about a proposal to rezone 128 Riverside Drive to accommodate building 12 single-family homes.
The 12 single-family homes are being proposed for Riverside Drive on the State and National Scenic Little Miami River in the West Loveland Historic District. An application has been submitted by Traditions Building and Development Group. The proposed Special Planning District includes twelve (12) single-family “detached dwelling units” (24’ x 56’ 3-Story Homes) with minimum lot size of 0.114 acres or 4,966 sq. ft.
Aaron Rourke, the Assistant Regional Scenic Rivers Program Manager of the Division of Natural Areas & Preserve said, “The goose that laid the golden egg here, is the State and National Scenic Little Miami River.”
This story was up-dated at 6:15 AM on December 6 to reflect that the vote the Commission took during the meeting was to move forward with the SPD process by holding a formal Public Meeting on the plan at an as yet to be determined future date.
Loveland, Ohio – Richard Fisher spoke first and apparently had the wrong impression after hearing the Chairman of the Planning and Zoning Commission, Mark Redmond’s opening remarks. Fisher said, “I know you are not approving anything” tonight.
During the Open Forum Fisher added that he hopes down the line, wherever this goes, that people keepin mind that we just went through a “pretty big game changing election” in which people said that we want elected officials to listen to us.
However at the end of nearly one hour and 15 minutes of discussion and hearing from the public, the commission determined that the Schildmeyer proposal met all the conditions required to re-zone their property into a Special Planing District which would remove all current and existing zoning regulations by creating a new zoning map with its own set of regulations.
Redmond, Andy Bateman, and David Parker voted that the proposal met the requirements of establishing a Special Planing District. Rob Weisgerber voted that it did not. Member Brian O’Neill was absent from the meeting.
The vote was to move forward with the SPD process by holding a formal Public Meeting on the plan at a yet to be determined future date.
No one from the public spoke in favor of the plan moving forward. Terry Schildmeyer, representing the family and Douglas Hinger with Traditions Building and Development Group testified in favor of their plan.
Speaking about the importance of protecting the State and National Scenic Little Miami River, Aaron Rourke, the Assistant Regional Scenic Rivers Program Manager of the Division of Natural Areas & Preserve said, “The goose that laid the golden egg here, is the State and National Scenic Little Miami River.”
The development shares 540 feet of frontage along the Little Miami River at 128 North Riverside Drive in the West Loveland Historic District. The site will be elevated by bringing in earth to bring it above flooding elevation.
Loveland Magazine file photo of past flooding
Rourke works for the Ohio Department of Natural Resources.
Loveland Magazine file photo of past flooding
The proposed Special Planning District would be located at 128 North Riverside Drive and includes twelve (12) single-family detached dwelling units (24’ x 56’ 3-Story Homes) with minimum lot size of 0.114 acres or 4,966 sq. ft. The owner is Schildmeyer Holdings. The 12 proposed homes would be across Riverside Drive from the Loveland Museum Center and the Tufts Schildmeyer Family Funeral Home.
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In order to adopt an SPD, 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.
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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.
A statue of a child at Grailville – photo provided by Kevin and Laurie Kiley
Introduction by Kevin Kiley
What’s going on in Loveland this week?
Kevin Kiley
The City of Loveland is currently reviewing an application for a large housing development on the east side of Loveland. This 111 acre parcel of land, a historic property currently owned by Grailville, was recently annexed into Loveland and is under contract to Drees Homes “with an option to buy” for $7.3 million. Drees has requested that Loveland re-zone the site to a special planning district (SPD) and approve an exception to build more than twice the number of homes permitted by current zoning. This same property was offered to Loveland Schools but failed to pass levies in the months preceding the pandemic.
Why does this matter?
Several concerns have been addressed to the Loveland Planning and Zoning Comission on how this new development will impact Loveland, including its effect on traffic, parking, schools, and other taxpayer expenses. This proposed new housing development borders 100 acres of nature preserve now owned by the Clermont County Parks District. A growing number of forward-thinking residents see this additional 111 acres as an incredible opportunity for Loveland to build something amazing for all who live in Loveland, not just a select few.
How can I get involved?
The next Loveland Planning and Zoning meeting is Wednesday, May 4th at 7 PM at Loveland City Hall. Please attend to learn more and show support—help us pack the room. There will be a sign-in sheet in the room for anyone who wishes to speak.
To residents and elected decision makers of Loveland
by Laurie Kiley
Laurie Kiley
As I sit to put my feelings about the development of the Grailville property into writing, Joanie Mitchell’s lyrics are stuck in my head…
Don’t it always seem to go That you don’t know what you got ’til it’s gone They paved paradise and put up a parking lot
While I am a tree hugger in my soul I am also realistic that as humankind continues to evolve nature will always be at risk. We must be diligent to make personal choices—and choices as a community—that result in the greatest legacy for those who come after us. We cannot be shortsighted.
That being said, my biggest concern here today is actually about accountability. Loveland residents elect our Council to have privileged access to information on our behalf. We expect that they are making decisions holistically and with the future in mind well beyond their tenure.
As accountable Council members, we implore you to not make easy compromises today that lead to deeper issues for our community tomorrow. The full impact of every rezoning decision, every parking garage, and every field that is eliminated must be considered.
In our personal lives, it is irresponsible to spend beyond our means or to act now and think later.
Likewise, it would be irresponsible for our Council to make decisions that put Loveland’s future at risk.
The Grail is entitled to sell the property they cannot afford to hold. Drees is entitled to request an exception to maximize its profits and create a space to benefit 209 new households. Loveland Council, however, is not obligated to create new laws to make it possible.
I want to go back to my previous point about encouraging holistic decision-making. Here is a summary of inter-related concerns from my point of view:
The Drees proposal outlines lot dimensions that equate to .16 acres that are 70% covered by house at worst, and .27 acre lots that are 60% covered by house at best. In contrast, Loveland’s current zoning stipulates 1 acre per lot for new development. If Drees accepts current zoning then it’s a done deal and within our regulations.
The traffic studies—limited as they were—confirm that this development would increase traffic through downtown by over 2,000 trips daily. Loveland residents know that the true impact of congestion is felt most a peak times like the school commute, rush hour, and all weekend long when good weather brings visitors to our bike trail for hours of entertainment outside our borders. Council should avoid decisions that worsen our traffic problems before a viable solution has been identified.
Tearing up East Loveland Avenue to install bigger sewage pipes would be necessary and the treatment plant may or may not already be maxed out. Loveland’s taxpayers require clarity and full disclosure about who would absorb the cost to resolve these concerns before any new SPD zoning exceptions are approved.
More houses will result in more tax income and the majority would go to our schools but it would also add more kids and related expenses. This will overburden our situation. If the reputation of our schools degrades then everything else in the ecosystem will start failing also.
If Council is contractually obligated to respond to this SPD then the answer must be “no” until we can thoughtfully consider the big picture.
Yes, “something must be built here”. Let’s build something that benefits the entire community. Let’s build something that will make Loveland even more cherished by its citizens and inspires hope for its future.
Please don’t cite failed levies of the past. There’s no need for blame in any direction. Those levies only indicate that the expectations of the planners and the voters were not in line. Time has certainly moved on, so must we. We need to learn from those experiences and move forward together.
Loveland needs to stand up for itself. We need to be bold and brave and involved in order to maintain our character and identity as a community. By NOT approving this SPD our elected Council would give Loveland a huge opportunity to help The Grail and Loveland find an optimal solution to the benefit of all.
I want to speak to you about vision and make sure you are aware of an important ongoing process before the Loveland Planning and Zoning Board and Loveland City Council. Drees Homes is requesting a change in the current low-density zoning status on 110 lovely acres of green unspoiled land, with historic buildings, currently owned by Grailville (The Grail). This land sits between where East Loveland Avenue turns into O’Bannonville Road and Rte 48. Drees desires this zoning status change to put 209 homes on this green space.
The Grail Mission and Vision Statement speaks of Care for The Earth. This has always been vital to Grailville/The Grail in its history and practice. Grail members including myself are expressing significant and ongoing distaste that the Grail is seriously considering divesting itself of this land to Drees to build another subdivision in our town.
There are important long-term practical reasons why many Loveland residents have spoken AGAINST enabling a zoning status change proposed by Drees to build 209 homes. They include, among others, an overcapacity school system, aggravating already clogged traffic and infrastructure concerns including sewer and water. (Please reference the below open letter to Loveland residents by Elizabeth Murphy for more details on these pressing issues)
I want to concentrate here on a compelling and magnanimous (great of mind or heart) vision of protection from development such as the proposed Drees subdivision. Standing up for a NO vote on this zoning status change from low density is a very important first step.
If the Grail is determined to divest itself of this land, are we as citizens willing to stand up for a vision that will honor the cultural and spiritual history of the Grail on this land, and also stand up for the inestimable value of added community green space which will do so much more than another subdivision to keep Loveland a treasured place to live into the future?
I wonder: If Loveland has the foresight to reject this proposed Drees zoning change, would The Grail accept significantly less money from the city or other entity committed to a higher vision that cares for the earth and the people of Loveland?
I have lived in Loveland all my life and our Loveland Bike Trail was just such a vision. There were many who could not see the immensely positive difference this green path of natural beauty that intersects our town and all enjoy, would make for the future of Loveland. It is with gratitude we now look back and honor those who had vision and were tenacious, so we could see the flowering of that vision.
Today Loveland is thriving. With that has come some of the problems of success mentioned earlier such as traffic and stress on infrastructure. We can make decisions now that see another subdivision that destroys precious green space and exacerbates traffic and stressed infrastructure will not be a decision that is truly good for the future of Loveland.
Loveland citizens will thank us years from now if we reserve green and natural places for the good of all, as did those bike trail visionaries.
I ask the Loveland Planning and Zoning Commission and Loveland City Council to reject this Drees proposed zoning change. Reject it not only on very real practical matters such as traffic and infrastructure, but to support a greater vision of the intrinsic beauty and value added of green spaces for Lovelanders into the future.
Sincerely,
Elizabeth Robinson
East Loveland Avenue
April 11, 2022
Dear Fellow Loveland Residents,
It is important that you are aware of a process which is now ongoing involving 110 acres of Grailville land between Rt.48 and O’Bannonville Rd. Loveland City Council and the Zoning Board will have to make a decision on the Drees Homes’ request for a change in the zoning status to allow them to build 209 homes on that land.
The iniPal public hearing drew a standing room only crowd. Everyone who spoke, with the excepPon of the Drees representaPves, requested that the Zoning Board say NO to the Drees proposal. There are important long-term reasons why it is best for our community that the Drees proposal does not go forward.
We all know the traffic situaPon in downtown is bad now. The construcPon of a large subdivision on this Grail land will iniPally cause several years of construcPon trucks and dirt funneling into town from Rt.48 and O’Bannonville Rd. As the houses are built and sold regular traffic of several thousand car “trips” through town will phase in. This will never stop.
Our school system is currently overflowing recommended capacity. Extra trailers are needed for space. It is esPmated that 4-5 addiPonal classrooms of children are likely to be added by this subdivision. We are all painfully aware of the costs that would be incurred to build new schools, as well as the stresses on children and teachers involved in overcrowding. Again, once this increase is allowed to happen it is unlikely to be reversed.
There are also serious general infrastructure issues relaPng to water. The Loveland water system is a series of wells which when run at high demand can drop the water table in a significant way. One must ask at what point will this become a problem. Water pressure has at Pmes been an issue and more homes drawing water cannot but aggravate this.
The other end of this problem is the management of the addiPonal sewage. The sewer line under East Loveland Ave. is outdated, fragile, and it is quesPonable whether it is adequate to handle a large new neighborhood. The receiving Polk Run sewage treatment plant has no more room to expand. There has been no confirmaPon of sewer availability, capacity, or access compliant with MSD standards. Will the City of Loveland be put in a posiPon of providing this infrastructure at Loveland residents' expense? With the Liale Miami River so nearby it is crucial that there be no chance of contaminaPon.
Natural rainwater run-off must also be considered. The land from White Pillars on slopes to the northwest. The homes along O’Bannonville Rd. are all in the path of this natural drainage and vulnerable to surface flows or overflowing of Bares Run Creek in Pmes of heavy rain. The new roads and houses will eliminate acreage which currently absorbs the rainwater and so more will conPnue on downhill.
The final thing I need to speak of is the special quality of this parPcular piece of land. For about 80 years women of The Grail have lived or worked there. They have tended the land, holding it, knowing the sacred nature of this place. As the Grail has shared access to their land with others
for walking and connecPng with nature, many have become aware of the spiritual calm which it provides. In today’s world we need this more than ever.
In conclusion, I would encourage everyone who feels that we do not need another big subdivision on this Grailville land, with all the negaPve side-effects, to please make your views known. Aaend the public meePngs (the next is on May 4), write or call members of the Zoning Board and City Council. In our country we have government of ciPzens for ciPzens. Our officials have a duty of honor to listen to the members of the community which they serve. They are us; and therefore, we must speak so they may be guided.
Sincerely,
Elizabeth Murphy - Fallis Road Loveland OH
Elizabeth Murphy has been an area resident for over 30 years.
Dear Fellow Loveland Residents,
It is important that you are aware of a process that is now ongoing involving 110 acres of Grailville land between State Rt. 48 and O’ Bannonville Road. Loveland City Council and the Zoning Board will have to make a decision on the Drees Homes’ request for a change in the zoning status to allow them to build 209 homes on that land.
The initial public hearing drew a standing-room-only crowd. Everyone who spoke, with the exception of the Drees representatives and one real estate agent, requested that the Zoning Board say NO to the Drees proposal. There are important long-term reasons why it is best for our community that the Drees proposal does not go forward.
We all know the traffic situation in downtown is bad now. The construction of a large subdivision on this Grail land will initially cause several years of construction trucks and dirt funneling into town from State Rt. 48 and O’Bannonville Road. As the houses are built and sold regular traffic of several thousand car “trips” through town will phase in. This will never stop.
Our school system is currently overflowing recommended capacity. Extra trailers are needed for space. It is estimated that 4-5 additional classrooms of children are likely to be added by this subdivision. We are all painfully aware of the costs that would be incurred to build new schools, as well as the stresses on children and teachers involved in overcrowding. Again, once this increase is allowed to happen it is unlikely to be reversed.
There are also serious general infrastructure issues relating to water. The Loveland water system is a series of wells which when run at high demand can drop the water table in a significant way. One must ask at what point will this become a problem. Water pressure has at times been an issue and more homes drawing water cannot but aggravate this.
The other end of this problem is the management of the additional sewage. The sewer line under East Loveland Avenue is outdated, and fragile, and it is questionable whether it is adequate to handle a large new neighborhood. The receiving Polk Run sewage treatment plant has no more room to expand. There has been no confirmation of sewer availability, capacity, or access compliant with MSD standards. Will the City of Loveland be put in a position of providing this infrastructure at Loveland residents’ expense? With the Little Miami River so nearby it is crucial that there be no chance of contamination.
Natural rainwater run-off must also be considered. The land that White Pillars and Grailville are on slopes to the northwest. The existing homes along O’Bannonville Road are all in the path of this natural drainage and vulnerable to surface flows or overflowing of Bares Run Creek in times of heavy rain. The new roads and houses will eliminate acreage which currently absorbs the rainwater and so more will continue on downhill.
The final thing I need to speak of is the special quality of this particular piece of land. For about 80 years women of The Grail have lived or worked there. They have tended the land, holding it, knowing the sacred nature of this place. As the Grail has shared access to their land with others for walking and connecting with nature, many have become aware of the spiritual calm which it provides. In today’s world, we need this more than ever.
In conclusion, I would encourage everyone who feels that we do not need another big subdivision on this Grailville land, with all the negative side-effects, to please make your views known. Attend the public meetings (the next is on May 4), write to or call members of the Zoning Board and City Council.
In our country, we have a government of citizens for citizens. Our officials have a duty of honor to listen to the members of the community they serve. They are us; and therefore, we must speak so they may be guided.
My name is Jeff Mullins, my wife Nicole and I chose to buy a home in Loveland and raise our family here over 18 years ago. We chose Loveland because of its charm and quality of life.
I was hoping you could share with me your thinking on the Grailville property. It is my understanding, the city has annexed the property for low-density residential with houses on one-acre plots. It is also my understanding, that barely two weeks later you are now considering a Special Planning District proposal from Drees to scrap the low-density requirement used to justify the annexation. Is this true? If so, I hope you can understand how bad this looks on many levels.
Green spaces near city centers are vanishing at a rapid pace across this country. The communities that value green spaces and protect them, preserve the quality of life for all residents. As a result of this quality of life, property values increase and the community thrives. Communities that choose Quantity over Quality become cheapened versions of themselves and lose the charm that made them desirable in the first place.
In my opinion, Council has already blown it, by annexing the property. Once this green space is gone, it is gone FOREVER. There is no getting it back. To make a bad decision worse by increasing density allowances after that fact, would be downright unforgivable. The council would be choosing Quantity over Quality. I don’t need to tell you how increasing density and traffic so close to downtown would be detrimental to the quality of life for all residents of Loveland. How does 209 cookie-cutter homes crammed into another sprawling development improve quality of life or protect the charm of Loveland? It doesn’t.
This vote will be a litmus test for all council members who have a vote. Who is the council representing? Are they representing the financial interests of an out-of-state home builder or are they representing and protecting the quality of life of the residents of Loveland? It couldn’t be clearer.
The result of this decision will have long-lasting effects on the quality of life in the City of Loveland. We are watching closely, please choose Quality over Quantity.
A full-capacity, standing room only, flowing into the hallway crowd.
