Northwood Planning Commissions Regular Meeting

Northwood Planning Commissions Regular Meeting
Date / December 8, 2014 / Location / Council Chambers
Time / Heading / Record of Proceedings for Northwood Planning Commission – Regular Meeting of December 8, 2014
Call to Order: / The regular meeting of the Northwood Planning Commission was called to order byJohn Melnyk, Chairmanon Monday, December 8, 2014 at 6:00 p.m. in the Council Chambers of the Northwood Municipal Building.
Roll Call: / The roll was called by Kimberly Vaculik, Planning, Zoning & Economic Development Coordinator. Those in attendance were:
Members:Chairman John Melnyk,Mayor Mark Stoner, Mr. Venzke,Mr. Burns, Mr. Tewers, Mr. Kamilaris, City Engineer Dave Kuhn &Planning, Zoning & Economic Development Coordinator Kimberly Vaculik
Mr. Delventhal was absent.
Motion to Excuse the Absent: / Mr. Venzke made a motion to excuse Mr. Delventhal, second by Mr. Burns.
Vote: Mr. Venzke-Yes; Mr. Burns-Yes; Chairman Melnyk-Yes; Mayor Stoner-Yes; Mr. Tewers-Yes; Mr. Kamilaris-Yes
Motion Passed.
Approval of Minutes for Planning Commission / Motion to approve the minutes from the regular Planning Commission meeting of November 10, 2014.
Chairman Melnyk made a motion to approve the minutes, second by Mr. Kamilaris.
Vote: Chairman Melnyk-Yes; Mr. Kamilaris-Yes; Mayor Stoner-Yes; Mr. Venzke- Yes; Mr. Burns-Yes; Mr. Tewers-Yes
Motion Passed.
New Items for Review
Northwestern Water & Sewer -Preliminary site plan for sanitary sewer overflow tank / Northwestern Water & Sewer is requesting Preliminary site plan approval to build an above ground 2 million gallon sanitary sewer overflow storage tank between Wise St. and Curtice Rd. on Parcel #50-812-350000022000
Mr. Tom Stalter, P.E., Manager of Engineering of
Northwestern Water and Sewer District, 12560 Middleton Pike, Bowling Green, Ohio 43402 and
Mr. Ted Bennett, P.E., Associate, Project Engineer for Jones & Henry Engineers, Ltd.,3103 Executive Parkway, Suite 300, Toledo, Ohio 43606 were in attendance to speak on behalf of their project. Also in attendance is Eric Chamberlin, Engineer NWSD and Rex Huffman, Solicitor for the District.
Mr. Stalter: We have an agreement with the City of Oregon for treatment of the flow for the 200 area which includes Northwood and goes down South to Millbury. The 200 area is indicated in green on the maps provided. This all travels through one main line into the City of Oregon and is treated then runs into Lake Erie. Oregon has an agreement with the EPA to make improvements to their system which has effected NWSD. We can now only allow 5 million gallons per day to run into Oregon. Under dry weather this is fine however, under wet weather and the conditions of the sewers this causes a problem. Our contract was renewed with Oregon in April. The new contract mandates that we put in a new control structure for the flow which goes to Oregon, flow metering, and a 2 million gallon storage basin. The work according to the contract is supposed to be done by October 2015, we are behind schedule. We reviewed the flow and in 18 months we exceeded 5 million gallons a day 60 times. The basin will be used to catch the excess and hold it temporarily.
We have been working on INI- infiltration inflow reduction which consists of repairs to the sewer system which we have been doing throughout the district. This is way too expensive with diminishing returns. This takes years to do and results are uncertain. Occasionally man hole covers are taken off to allow storm water to drain into the sanitary sewer, this is a problem. Anytime there is an overflow to our system or Oregon's system, we are a large part of that. The City of Oregon has some direct overflow into Lake Erie.
Mr. Bennett: (Showing areas on maps provided) The site needs to be near the 48" trunk sewer (red line on map) which runs North and South, between Curtice Rd. and Williston Rd. We need to get the water from the 48" trunk sewer into the basin. The further we put it away the more it raises the costs (more piping cost). We need it to be near the downstream end of the trunk sewer to make it function most efficient as possible and it must be upstream of the City of Oregon because they read the flow coming out of the district, they need the flow to be limited. When high flows persist in the system, exceeding 5 mg/d the flow backs up. We are going to set a level for when the flow backs up, not sure what level yet. Talked about options, above grade and below grade storage pipe line. We wanted to do underground line which fills and empties by gravity however the cost is much higher. We looked at couple different options to configure piping. The pipes were going to be 9' in diameter and 30' deep. We ran into problems with Toledo Edison clearance with the towers to dig for the pipes. Also, there are also some wetlands North of Wise St. We began to think a trenchless option would be the way to go. All options were 2 million gallons. The above grade will have pumps, the overflow will have to pump up into the basin. If there is an event that the basin fills up and the 5 million gallons has gone to Oregon, there will be a built in overflow to allow the excess to get away. There will be a surcharge on extra flow but it won't flood anyone out;there will be an emergency method to get rid of the flow. The tank will be beautified, there are different options for texture, finishes etc.
We looked at cost, underground $7 to 8 million, above grade basin just under $5 million. Maintenance costs are greater for above ground because of pumps and moving parts.
These are costs that get passed to the customers of the district so the district is trying to choose the most cost effective option for this project. Pumping is the primary difference between the options. The pipeline option construction would be complete approximately Aug 2016 and the same would be true for the above grade basin. Although we are more optimistic for the above ground basin to be built by January 2016. The tank will be approximately 1300' East of Eden East. I want to distinguish this project from a different sewer project the district is going to be working on at the Wise St. pumping station, which will parallel with wise St. So if you see dirt being moved around, don't worry it is a separate project.
Chairman Melnyk asked if there was anyone else in attendance wishing to speak in favor of the project. No one else wished to speak. Chairman Melnyk asked City Engineer Dave Kuhn to read his comments.
City Engineer, Dave Kuhn:These are my comments dated December 1, 2014, I am amending them after some research was done by our City Attorney.
1) Theapplicant isproposing toconstruct a20foothigh2million gallonaboveground flow equalization basinona2.07acreparcel oflandthatispresently owned byLouisvilleTitle Agency N.W. Ohio,Inc.(Hirzel Canning Co.).Theproposed location ofthebasin is approximately 1,350feeteastofthenearest house intheGreenway Estates Subdivision. The purpose ofthebasin istocapture andstoresanitary flowsinexcess ofthecontract flowrate limitation totheCityofOregon.
Theparcel iszoned"A-1" Agricultural District andissurrounded byparcels zoned "A-1" Agricultural District except inthesoutheast corner inwhichtheparcel iszoned"R" Suburban Residential forpossible expansion oftheCrosscreek Meadows Subdivision. Thebasinmeetsthe setback requirements ofthezoning district. I looked at the use of the facility and this is where the City Attorney did some research and since NWSD is a political subdivision it would be considered a public facility and would meet the requirements under Section 1254.02(a)(6)oftheNorthwood CityZoning Code. Per Brian, the Planning Commission (under the ORC Section 713.04) can control the height, design of the building etc.
2) Comments fromtheZoning Inspection Report shallbeincluded inthefinalsiteplanapproval of thePlanning Commission.
Ms. Vaculik: I have the same comments as Dave.
3) Asetoffinalsiteplans shallbesubmitted totheCityofNorthwood's FireChieftoreview the location ofthehydrants, fireapparatus accessandotherequipment items.Comments fromthe FireChiefshallbeincluded inthefinalsiteplanapproval ofthePlanning Commission.
Ms. Vaculik: The Fire Chief's only comment was concerning the EPA, what are their requirements for a project like this and he wanted to make sure all regulations are adhered to. The Police Chief had no comments.
4) Asetoffinalsiteplans shallbesubmitted totheCityof Northwood's Police Chieftoreview vehicular accessandpublic safetyitems.Comments fromthePolice Chiefshallbeincluded inthe finalsiteplanapproval ofthePlanning Commission.
5) Addonthefinalsiteplanalegaldescription oftheproposed parcel according toSection 1250.12 (b)(2)oftheCityZoning Code.Furthermore, sincetheparcel islandlocked, anaccess easement needstoberecorded beforetheCitycanapprove alotsplit.
6) Showonthefinalsiteplanthemetesandbounds description ofallproperty linesthatmatchthe legaldescription according toSection 1250.12(b)(7)oftheCityZoningCode.
7) Showonthefinalsiteplanhowthestormwater flowing offthefacility willbedirected away fromtheadjacent properties andmeetNorthwood's drainage designrequirements. Also,since morethanoneacreoflandwillbedisturbed, anEPANOIPermit willneedtobeobtained anda SWP3Planwillneedtobesubmitted forreview.
8) Sincethesiteisunmanned, parking willnotberequired. However, forservice callsaminimum of twoparking spaces isrecommended withonebeingahandicap space.Theparking areashallbe pavedwithasphalt.
9) Ifoutside security lightingwillbeinstalled atthesite,provide aphotometric planatthefinalsite plansubmittal.
10) Sincethissiteisapproximately 1350feettothenearest residential home, wewouldrecommend mounding andlandscape screening around theentiresite.Alandscape planshallbesubmitted at thefinalsiteplansubmittal.
11) Provide additional information onthepump station building shown onthepreliminary site.Atthe finalsiteplansubmittal providetheCityPlanning Commission withelevation views ofthe building.
Chairman Melnyk opened up the meeting for public comments.
Residents who spoke for/against the project: / Dan Mikolajczyk, 2513 Skagway, Northwood, Ohio
Wants to know who owns the land Northwestern is proposing to build on? Are there any other existing above ground tanks in Ohio? Are our rates going up again? Do we allow this type of use under the zoning code?
Dave Kuhn: Yes, per our City Attorney Brian it's a public service facility, it is a permitted use under A-1 Agricultural.
Mr. Mikolajczyk: Where will the overflow go? Why not put it closer to the source in Oregon? People wouldn't complain as much there because it is not surrounded by residences. I am against having this above ground tank. That is a prime area for redevelopment and once the mall is gone things will come back around. I don't think it will look that bad, but we will smell it. The problem of the storm water getting into the sanitary sewer was amplified in 2006 when farmers were draining their fields into the sanitary sewer. Were they fined? Why can't you lock the man hole covers?
Mr. Stalter: Northwood Realty owns the land, Mr. Hirzel is on the Board. Northwestern has not done an appraisal on the land so they haven't negotiated any price nor have they purchased the land yet. There are other above ground tanks in Ohio, there are concrete, steel (in Gibsonburg) and open basins (in Oak Harbor).
Yes, Rates will go up again however they won't be as high with the above ground tank as they would with underground. The difference would be about $10.
Mr. Bennett: There is a potential for odors however the tank will have a system to catch the odors and send them back into the basin.We will put a slight negative pressure on it which will push the odors right back into the sewer lines.
Mr. Mikolajczyk: Will it have back up power?
Mr. Bennett: We are not sure yet, it is conceivable to have it there.
Mr. Stalter:We looked at putting it in Oregon however it's very populated along the trunk line. The tank must be located where we have chosen because we need it downstream of the sewers but upstream of the control structures. The tank is 30' tall with the dome 10'to 12' and 20' of the outer wall exposed. Approximately 25' will be exposed, we plan to put screening around it. Northwood could help decide colors, screening etc.
Jim Crane, 166 Bradner Rd., Northwood, Ohio
Mr. Crane: I spoke to NWSD two weeks ago and they never said that it would have no odor. There will be an odor. There is always an odor on Curtice Rd. ditch, sewage always has an odor. How will the tank effect property values? This is prime property (East of Lemoyne) for development of homes. No developer will look favorably on having this type of tank in their back yard. Council needs to oppose this project.
Mr. Stalter: The smell won't be any worse than what is already there. Having the sewer should help property values because it will alleviate flooding problems residents currently face.
Lila Utter, 3412 Curtice Rd., Northwood, Ohio
Ms. Utter: Agricultural land must be preserved as in accordance with the City's Comprehensive Master Plan. We recognize the need for this tank however we don't want the smell, bury the tank. There is conflict with building the tank and Northwood's Master Plan. Northwood has already allowed a big box store to be built (Menards) in an area that was supposed to be residential. We should stay with Master Plan in a way in which everyone is happy. I am against this project.
Ms. Vaculik: Menards is in Oregon, Northwood only has the access road to it.
Fritz Kalmbach, 3329 Bordeaux Rue, Northwood, Ohio
Mr. Kalmbach: What happens if we allow an above ground tank that has a catastrophic failure? That could have an enormous impact on the community. When these decisions are made, a full analysis should be done on the potential of a failure. I am opposed to the project.
Mr. Stalter: This tank will be empty 95% of the time. It is a concrete tank which is extremely strong however, anything can fail, it could get hit by a plane. It's a remote possibility, even an underground tank could fail.
Mr. Bennett: The tank will be buried 10' underground, 2/3rds volume is already underground. There will be pumps in the tank that even if they are running it can still run back into the sewer. Most of the volume is from storm water getting into the sanitary system.
Carol Harris, 703 Hanson St., Northwood, Ohio
Ms. Harris: There is an Eagle in the woods that I like to watch. I am concerned about the odor, noise and lights. I am deeply opposed to this project, I have lived here for 13 years and do not approve of this project.
Mr. Stalter: There would only be noise during the wet weather. The lighting can be turned down and they are aware of the Eagle's nest, the tank must be 600' away from the nest per federal law. We've done an environmental report on it.
Carol Crosser, 3985 Dalling Dr., Northwood, Ohio
Ms. Crosser: The difference in the monthly cost is $10 for underground, what is the difference between the two? I think most residents would be willing to pay the difference to have this put underground than to have our property values decreased.
Mr. Stalter: For the above ground it will add about $2-$3 per month and for underground it would add $10-$12 to the monthly bill.
Jim Crane: The $10 to $12 is going to be distributed among all of the district?
Mr. Stalter: That hasn't been decided yet. It could be distributed among all of the district or just the residents in the 200 area.
Mayor:If the above ground tank project is estimated to cost the district $5 Million which will cost the residents an additional $2 to $3 a month, why is the difference of an additional $2 Million for the underground make the cost jump up to $10 to $12 a month? What is past practice on billing? Northwood will end up paying twice on it, once to look at it and we will have to pay for it as well.
Mr. Stalter: I don't have the exact numbers for the monthly charges it depends if all of the district will be billed or if they only charge the 200 area. The district tries to keep it consistent. If only a certain area will benefit then generally they are the only ones who will pay, if it benefits a wider area then everyone will be charged.
Chairman Melnyk: When Northwood joined the district years ago, we were told that all costs would be shared by the whole district.
Mr. Stalter: Northwood never joined the district. I apologize we don't have the exact numbers and we will get you those answers.
Dave Cufr,228 Bradner Rd., Northwood, Ohio
Mr. Cufr:I haven't seen the Curtice Rd. flow control structure. Is all of Northwood serviced by NWSD? Is Northwood feeding into this line?
Brian Ballenger: The district controls all lines in Northwood. It's the customers in the 200 area that feed into the line.
Mr. Bennett:The Curtice Rd. flow control structure is a below grade structure. We will add a flow meter to it. It will be just minor modifications done to it.
Carolyn Schimmel, 2239 Richmand Dr., Northwood, Ohio
Ms. Schimmel: We own land on Curtice Rd., we are opposed to a poop tank, it will decrease our property values. Mr. Hirzel has okayed the tank however not everyone wants to hold onto land. We may want to re sell at some point and this will only hurt that. We expected better numbers and an outline from NWSD. This will affect our lives. We are very against this project. If it's a necessity to have the tank, then put it under ground.
1:09 / Donna Bear, 4909 Curtice Rd., Northwood, Ohio
Ms. Bear: We are opposed. If the project gets denied where does NWSD go from here, how will it affect the residents if this is not done?
Mr. Stalter: We will proceed with the design unless we are told by our Board to stop. We are under contract with Oregon and will be in violation of the contract if the project does not continue. There will be implications that are negative if the project is not done however, we cannot predict what they will be. We could get into issues with EPA. If it's not done, there could be Attorneys fees, EPA fines however we really aren't sure what will happen.