Master Plan Revisions
Page 3, Paragraph 11
The extension of sanitary sewers will determine the location and intensity of new
development. The Master Plan incorporates a “development phasing strategy” to guide
the future extension of this infrastructure and promotes the use of gravity sewer lines to
serve individual developments.
Page 3 Paragraph 16
Much of the Township is envisioned to accommodate moderate density housing (between 3-5 dwellings
per acre). Planned unit development provisions may be granted which tend to increase the density
depending on the amount of open space preserved.
Page 3, Paragraph 17
Residential areas in the northwest and the southwest portion of the Township will retain
rural residential densities of 1 -3 units per acre.
Page 15, Paragraph 5
Agriculture uses, at 17% of the total land area, account for the second largest land use. Although this
seems like a relatively large amount of agriculture, a geographic assessment shows that the farmlands
are becoming more fragmented as development continues.
Page 15, Paragraph 7
It is also clear from a geographic analysis that the remaining farms and orchards in this portion of the
Township are being consumed by continued residential growth from the east.
Page 17, Paragraph 3
Wetlands
Wetlands in the Township have gone largely unprotected as the Township has continued to develop. The
map on page 81 shows wetlands identified by the Ohio Department of Natural Resources. Some of these
wetlands may now be filled in and developed. An example of this is the Stone Oak Country Club
subdivision which was built on known wetlands.
Page 17, Paragraph 4
Woodlands
Woodlands are found throughout the Township, except on agricultural lands. The map on page 82
identifying woodlands was created by using aerial photography. The larger woodlots are found in western
portions of the Township, west of Centennial and Crissey Roads. Smaller woodlots are found around
commercial developments and subdivisions.
Page 17, Paragraph 5
Oak Openings
These globally rare green spaces are unique to Northwest Ohio. They provide rich habitat and are home
to over 180 rare species of plants and animals. Agencies such as the Metro Parks, Ohio Department of
Natural Resources, Black Swamp Conservancy, and Nature Conservancy are working to protect these
areas, many of which lie on private property. Future development needs to be sensitive to these valuable
habitat resources. There are approximately 678 acres of critical Oak Openings habitat identified by the
Nature Conservancy in Springfield Township. A further assessment of community attitudes identifies the
Oak Openings habitat as a highly regarded natural feature deserving preservation in the Township.
Page 19, Paragraph 6
The Emerging Community Core
The area bounded by Hill Avenue on the north and the railroad on the south between McCord Road and
the west Township limits is emerging as the community core of Springfield Township. This area is so
designated because it is developing with higher density residential subdivisions, small shops, and
community facilities including the Springfield Township Hall Complex and Community Homecoming Park.
Page 21, Paragraph 2
Transition Zone
The transition zone is bounded on the north by Old State Line Rd., the south by Ohio Turnpike, Crissey
Road on the east and the Springfield Township limits on the west. Due to the presence of Toledo
Express Airport and its area of influence, this portion of the Township is transitioning from an agricultural
and large lot residential area to an area more conducive to airport related uses such as business parks,
light industrial, warehouse and distribution centers. A significant amount of this area has been identified
critical Oak Openings habitat, mature woodlands, and forested - upland wetlands. The Township has the
expectation that the Toledo-Lucas County Port Authority will be a responsible land steward and partner
with the Township on a redevelopment plan for this area. This area presents a unique opportunity for
Lucas County and Springfield Township to have a planned business and light industrial park. Due to the
presence and significance of natural features, issues such as wetlands, preservation of Oak Opening
habitat, traffic circulation, and infrastructure extensions need to be coordinated on a broader basis and
not on a lot-by-lot basis.
Page 24, Paragraph 5
Because the Township is principally served by potable water, the extension of sanitary
sewers will dictate the location and intensity of development. In this regard the “Themes
and Objectives” section of the Master Plan recommends the planned extension of sanitary
sewers for individual land developments. The discussion and eventual formulation of the
Development Phasing Strategy were based to a large part on the planned extension o f
sanitary sewers.
Page 38, Paragraph 1
The Transportation Framework Plan also recommends that future local roads in the Township be public
roads. If the Township should accept private roads, they shall be built to county specifications. Further, if
existing private roads are to be converted to public roads they shall be upgraded to public road standards
prior to their transfer to the Township.
Page 53
Heading to read: “The Master Plan Steering Committee 2002-2003”
Page 54, Paragraph 3f
Discourage the installation of pump stations and forced mains which serve individual
developments. Regional pump stations may be utilized if required by the Sanitary Engineer’s
Master Plan.
Page 55, Paragraph 1
A Place to Live, Work and Play
A community that provides employment opportunities and quality places for recreation as
well as great neighborhoods is a place where people will stay. Making Springfield
Township a place to live, work and play is the goal of the following objectives.
a. Develop new passive recr eation opportunities.
b. Encourage cluster housing with dedicated/shared open space.
c. Focus on quality-based job development: a business and technology park in the
western region of the Township along Airport Highway and in the vicinity of
Toledo Express Airport, in conjunction with the Toledo Lucas County Port
Authority and the Regional Growth Partnership.
d. Encourage pedestrian connections between subdivisions.
e. Promote the implementation of a Township -wide pathway s ystem which
connects with adjacent communities and regional pathway s ystems.
f. Establish active park and recreation areas within walkable distance of
residential neighborhoods.
g. Promote the development of mixed -use developments which include residential,
retail, and office components.
h. Coordinate the location of public education facilities to new residential growth
areas.
Page 55, Paragraph 2d
Focus commercial development into nodes.
Page 55, Paragraph 2e
Concentrate regional commercial development within the Spring Meadows development and limit the
expanse of corridor commercial to Airport Highway.
Page 57, Paragraph 1
The Community Vision Sessions and the telephone survey uncovered Township residents
concerns about the pace of development while preserving remaining farmlands, orchards,
and Oak Opening habitat. “Preserving Our Heritage” under the Themes and Objectives
clearly demonstrates this community resolve. To achieve these objectives, the future land
use plan must balance the pace of new development and expansion of infras tructure
against the consumption of farmland, orchards, and Oak Openings habitat. To do this a
development phasing strategy was prepared which identifies areas within the Township
available for immediate development (acceptance zones) and areas set aside for future
large lot development (rural zones). The classification of property was determined in
large part by the planned extension of sanitary sewers in the Township. In the north
portion of the Township, future sanitary sewer service will extend west from McCord Road
down Dorr and Hill Avenue. In the south portion of the Township, sanitary sewer service
will extend west from Holloway Road along Garden and northerly from Monclova
Township.
Page 57, Paragraph 4
The map is divided into four distinct z ones: Core Community, Development Acceptance,
Rural Development, and Redevelopment. The description for each zone is outlined below.
Page 58
Rural Development Zone (10-13)
Page 59, Paragraph 1 – paragraph relocated to Page 57 Paragraph 3
It is suggested that residential developments use planned unit development provisions,
cluster subdivisions, conservation subdivisions, or open space subdivisions to encourage
the preservation of open space and provide public lands for recreation, trails, and
greenways.
Page 59, Paragraph 2
Rural Development Zone
The development phasing strategy for this zone relates to the level of development in the
Development Acceptance Zone. The Rural Development Zones will be made available for
rural subdivision development wh en the extension of utilities will be available in these
areas. Until that time occurs, properties within the Rural Development Zone will develop
with a rural residential character or remain as principally agricultural and orchard, or
wooded large lots.
Page 59, Paragraph 4
Future Residential Development Density
Future residential development densities will reflect the availability of water and sanitary
sewer services within the Township. As noted on the water and sanitary sewer s ystem
service area maps , most of the Township is served by water and the balance of the
township will be served by sanitar y sewer in response to forecast development. As a
result, a significant portion of the Township will have the infrastructure services to
accommodate densities in the urban range, which is enumerated at 3 – 5 dwelling units
per acre. This density is common with many subdivisions currently developed in the
Township. Multiple family residential densities are forecast to occur along the McCord
Road corridor and in proximity of the Village of Holland. No new multiple family areas for
apartments are programmed for undeveloped areas in the Township. Rural residential
densities will occur in the Rural Development Zone.
Page 60
Rural Residential (1-3 units per acre)
Page 61, Paragraph 2
1-3 units per acre
Page 61, Paragraph 3
Neighborhood Retail
The Future Land Use Framework Plan highlights the location of neighborhood retail nodes
within the Township. These nodes have been located along minor arterials or collec tor
roads for ease of access to adjacent residential neighborhoods and the commuting
resident. Three neighborhood retail areas are located along McCord Road, which serves
as a major feeder to residential areas to the west. A retail area is suggested at Gei ser
Road in the settlement of Crissey. Lastly, the remaining three retail areas are located
around the perimeter of the township at Dorr and Centennial, Angola and Crissey, and
Garden and Albon. These neighborhood retail centers would include businesses s erving
household needs such as convenience stores, ATM machine, gasoline station, dry
cleaners, and other “errand” oriented uses. They typically would not contain commercial
and business uses which would be found in the corridor and regional retail areas, such as
grocery stores, pharmacies, and car lots. In the event a new interchange is built near US
23 / I-475 commercial uses adjacent to this interchange would be limited to neighborhood
retail.
Page 66, Chart
Rural Development Zone (changed at bottom of chart too)
Page 67, Paragraph 2 – 4th bullet
Changing the image of the Township to that of a planned and emerging urban community.
Page 69, Paragraph 2
Rural Residential
The categorization of land as Rural Residential closely follows the pattern of development
outlined in the Development Phasing Strategy. Areas shown on the development phasing
map (pg. 58), have been designated for Rural Residential land use, with a proposed
density of 1-3 dwellings per acre. Because these areas also lack basic infr astructure such
as sanitary sewer service, the potential for higher -density development in these locations
is limited.
Page 70, Paragraph 2
Neighborhood Commercial
As communities continue to grow, their development predictably extends into previously
rural areas. One result of this growth is increased traffic congestion and an increase in
the length and number of car trips taken by residents as they satisfy their need for basic
services. In order to alleviate some of these problems, the Master Plan id entifies a series
of Neighborhood Commercial zones spread throughout the Urban Residential land uses.
These commercial nodes, are located along minor arterial or collector roads, such as
McCord, Angola, Dorr, Centennial, and Garden, all of which provide e asy access from a
variety of residential neighborhoods. Their purpose is to provide services for day -to-day
needs such as gas stations, ATMs, convenience stores and other “errand -oriented”
businesses. These areas are not appropriate locations for larger commercial ventures
that are more suitably located in the Corridor or Regional Commercial zones. If a new
interchange is constructed near US-23 / I-475, then adjacent properties near the
interchange should be developed for neighborhood commercial, not reg ional commercial.
Page 71, Paragraph 4
Institutional Land Use
Schools, churches, and public facilities are regarded as institutional land uses, and
therefore are spread throughout the Township in order to provide services to a wide range
of residents. C urrently, there are four elementary schools, a middle school, and one high
school serving the needs of Township residents. As the population of the Township grows,
it will be necessar y to analyze the location and capacity of these existing educational
facilities and plan for new schools in underserved areas. Currently, the Master Plan does
not reflect the addition of any new school facilities. However, the school district owns
property for a new school on Angola Road near Albon Road.
Page 72, Paragraph 1
Recreation / Open Space
Rural communities are often accustomed to the large open spaces that accompany agriculture and other
rural land uses. However, as Springfield Township begins to transition to a more suburban community
there needs to be a concerted effort to secure properties suitable for future recreation or open space
amenities to serve an ever-growing population. Currently, the Master Plan reflects the several existing
recreational facilities: a forest preserve and Toledo Metro Park in the southwest corner of the township,
the Adams Conservation Area and Club 16 park located in the central portion of the Township,
Strawberry Park in the Village of Holland, and Community Homecoming Park on Angola Road. While the
Master Plan does not specify particular parcels to be considered for recreational use, the implementation
plan discussed in the subsequent section of this document will make recommendations about where
these types of amenities should be focused. By making plans now to secure these critical recreational
opportunities, the Township will be in a position to provide much needed recreation and open space for
community residents as the need arises.
Page 72, Paragraph 2
According to the National Recreation and Parks Association (NPRA) a typic al community
standard for estimating publicly owned park and open space is 10 acres per 1,000 people.
Using this benchmark Springfield Township would need approximately 240 acres of open
space and parks for public use. Currently the township has three pu blic parks: Community
Homecoming Park on Angola Road, Bear Creek on Holland -Perrysburg Road, and
Carmella Gardens on Danny Lane. A potential neighborhood park located in the Lincoln
Green subdivision is a former pump station property owned by Lucas County . Using the
NPRA standards the Township could have an additional 192 acres of park and open space
property. This figure pertains to locally owned and operated park facilities and does not
include county or regional park facilities which typically serve a wide population and often
contain activities not normally found in local parks, such as interpretive centers, and large
tracts of natural habitat.
Page 73, Paragraph 3
Amend the Zoning Map
Once the Community Master Plan is adopted, the Township should e valuate the Master
Plan recommendations against the current zoning map to determine areas of
inconsistenc y. These areas of inconsistency should be reviewed for zoning map
modifications by the Board of Trustees and Zoning Commission. For example, public
properties such as Township facilities and parks, schools, and Metro Parks should be
zoned Public/Open Space. In addition, properties currently zone d heavy industrial on
Albon Road may be rezoned to light industrial to reflect the current uses and their
proximity to residential properties.
Page 73, Paragraph 4
Agricultural Zoning District
The planned and orderly development of agricultural land is both an important, and
difficult task. Because agricultural lands share many of the same suitability character istics
with residential development, there is often a market demand to develop these areas. In
order to encourage agricultural operations, the Township should consider the
implementation of an Agricultural Zoning District. Such a designation would permit farms,
dwellings, orchards, farmers’ markets, and other farming -related uses, but prohibit other
types of development, without special approval by the Township.
Page 80
Update Hearing and Adoption Process - moved to page 79
Form of Government on page 80 - deleted