WATERVILLE TOWNSHIP – After listening to dozens of citizens share opposition to a proposed zoning language change to allow two electronic messaging center billboards along a two-mile stretch of US 24, the Waterville Township Zoning Commission recommended reducing the face size and height from what was originally proposed.
“People brought up some good points,” Commission Chair Keith Moosman said at the beginning of the Sept. 21 meeting, referring to an Aug. 31 public hearing and emailed comments he’s received over the past few weeks. “Lighting is my biggest thing, and size. It’s huge and would be one of the largest in the area.”
Commission members Bill Burkett and Jon Poponak agreed.
“I have no issue with the number of signs or setbacks, but I am concerned about the size and height that is being proposed,” Burkett said.
But Bob Long said he’s concerned about the light from any size sign disturbing the residents in the area, including those who will be moving into the three-story Waterville Loft senior apartments, which is directly across US 24 from the location where Dutch Road Storage owners Dan Bollin and Jim Moline want to erect an off premise sign.
Currently, the off-premise sign language mirrors that of almost every other township: maximum face size of 72 square feet and maximum height from the ground of 15 feet. But as the self-storage owners began looking at the nonrefundable $10,000 application fee to seek a variance for a larger size – a fee that Trustee Toby Miller said attorneys have described as ‘punitive’ – the township began looking at reworking its language regarding signs.
The county’s senior planner, Molly Maguire, recommended disapproval, calling them ‘visual blight’ and stating that the proposed change to a maximum 670 square feet and 35 feet in height didn’t fit in with the character of the township. The Lucas County Planning Commission approved the change anyway, and sent it back to the township for the Zoning Commission and then the Board of Trustees to hold their own public hearings and make a decision.
Over the past month, several residents have shared opposition to the sign, stating that it is out of character with the township and will cause distractions and light pollution.
All of that information was taken into consideration as the Zoning Commission members weighed whether to pass on to the trustees a recommendation to approve the larger size, disapprove or make changes. Burkett, Moosman and Poponak voted to reduce the face size to 300 square feet and the pole height to 25 feet.
Cathy Vorst abstained, citing personal reasons, and Long voted against the measure. Long said he’s concerned about the light from the sign disrupting residents’ peace, and noted that the area of the township which abuts US 24 includes an incline and curve – and adding a distracting sign would not be good for drivers.
If the trustees approve and the sign is erected, the owners would sell advertising for goods and services beyond just Dutch Road Storage, and also provide Amber Alerts, traffic news and other township information.
“I’m wondering how you go from having negative thoughts to moving it to the trustees,” said Tournament Drive resident Peggy Langevin after the vote. “What is the benefit to the community to have this sign. I get that it’s a benefit for the business, but for the community, what would be the benefit?”
Trustee Toby Miller, who was at the meeting, said he didn’t see the benefit, but the key is to balance the property owners’ rights with the desires of the community. He also noted that the township would not get any financial benefit from the sign or its advertising.
Several other residents spoke out against the signs at the end of the meeting or via email, like one that Leslie Harper emailed prior to the meeting.
“There is no demonstrated need for this type of development in our community. The potential benefits are far outweighed by the long-term consequences. Once an electronic billboard is installed, there is very little practical control over the content and frequency of the advertising displayed,” Harper wrote. “These signs would fundamentally alter the character of the area and create a visual blight that is inconsistent with the values of our community. Allowing large electronic billboards risks replacing that character with commercial advertising that serves outside interests rather than the people who live here.”
Harper and 17-year-old Madeline Jeffer both shared statistics on how electronic signs impact crash rates. A study in Alabama and Florida showed that crash rates increased 25 to 29 percent near electronic billboards compared to crash rates near static signs. Jeffer pointed out that teens are more likely to divert their eyes to a billboard, especially a digital one. It takes a minimum of two seconds to look at a billboard, and during that time of traveling 65 mph, a driver would go the length of half a football field or more, she said.
“Billboards are targeting teens and young drivers as well as regular drivers. I can say billboards distract me. You have to look at it, read it, comprehend it. Is it really a good idea to have billboards which are going to serve as another distraction for our community? Who says we have to accept this and allow this to happen?” Jeffer asked.
It would be easier if the the Federal Highway Administration or Department of Transportation would say ‘no more distracting billboards’ but they haven’t, and the township has to recognize the individual property owner’s rights, Burkett said.
“We set up rules and regulations to make it fair for everyone,” Moosman added.
Some in the audience questioned whether the billboard owners would follow any rules. Living next to Dutch Road Storage, Mark Phillips has shared multiple times how he’s asked the owners to do something about a bright light that shines into his children’s bedroom windows. This is in violation of the lighting requirements to have them downcast or shielded, he said, inviting the commission members to come and look at the lighting after dark.
“They’ve made no adjustments to the lights,” he said, adding that the owners also changed the original layout plan, and will now be erecting a 12,600-square-foot building that will likely have more lights.
“He’s already proven he can’t follow the rules,” said Tournament Drive resident Debbie Reed, asking whether it made sense to move forward. She also pointed out that even with the limit of two signs in the US 24 corridor, the township would really be getting four signs if they are double sided.
Miller said he may ask the trustees to consider requiring that off-premise signs get a conditional use permit – thus giving the trustees more oversight and control. Moosman agreed that may be a viable option.
The commission’s recommendation will be considered by the Board of Trustees during a special public hearing that will be set for October, and a decision is likely to be made during their regular Oct. 28 meeting, Miller said.
The board will also consider another recommendation from the commission, to change the $10,000 application fee to $5 per square foot of sign face, or $1,500 maximum. Any decision made by the board on the zoning language change could be challenged by a citizen’s referendum if enough signatures are gathered within 30 days of the decision.
During the meeting, the commission also:
-Unanimously approved the 64-page text amendment with guidelines for data centers and large industrial developments. The trustees will set a public hearing and make a decision that will take effect prior to the expiration of the one-year moratorium in December. The commissioners recognized the Data Center Advisory Committee members and residents who devoted a lot of time researching and sharing data that was incorporated into the resolution.
-Heard that Moosman shared photos of spoil being delivered to the Geddis Paving-owned borrow pit on Waterville-Monclova Road near the US 24 overpass. The photo shows what looks to be PVC gas line mixed with dirt. Zoning Inspector Jim Fischer said he was checking with the health department to see if that is permitted.
-Learned that township police delivered a certified letter to Joey’s Tree, which is a business operating on a residential property, and that Fischer explained to the owner a need for the business to either relocate or apply for a zoning change for the property.
-Heard that Fischer has issued 32 permits year to date, including four this month: for an accessory building on Stiles; to add antennas and a control cabinet extension to a Verizon Wireless tower on Hertzfeld Rd.; for roof-mounted solar panels on Heller Rd.; and for Dutch Road Storage to erect a 12,600-square-foot commercial structure on its property.
