Bath Township Comprehensive Plan

Review Synopsis

January 2005

Background:

          The Bath Township Comprehensive Plan prepared under the direction of a citizens’ steering committee was completed in 1997.  The plan was accepted by the Board of Trustees in 1998 as an expression of the goals and objectives of the community.  A Comprehensive Plan Implementation Committee was formed in 1998 to develop the necessary amendments to the township’s zoning resolution.  The amendments recommended by that committee were enacted in January 2000.  The Comprehensive Plan also served as a guide for the development of the township’s Natural Resources Protection Plan, the Bath Township Design Guidelines and the Bath Township Water and Sewer Plan prepared by the Water and Sewer Board.  Subsequent to the initial implementing zoning amendments refining amendments were enacted in 2002, 2003 and 2004.  Five years have now passed since the enactment of the initial implementing zoning resolution amendments.  A brief review of the implementation of the Comprehensive Plan during the last five years seems appropriate.

Comprehensive Plan Review

Since the acceptance of the Bath Township Comprehensive Plan in 1998, progress toward two primary goals recommended by the plan have been achieved.  The most pressing challenge was “to develop sound policies to work cooperatively with adjacent political jurisdictions and landowners to protect the geographical integrity and open space character of Bath Township”.  Significant progress toward this objective occurred when the residents of Bath voted in 1998 to approve a Joint Economic Development District agreement with the cities of Akron and Fairlawn.  This agreement preserved the land use authority of the township and made possible the effective implementation of the Comprehensive Plan.  As a result the build out density of the township described in the Comprehensive Plan was defined and adopted; increased open space set asides were mandated; riparian setbacks were established for named and unnamed streams; wetlands were protected; disturbances of steep slopes were regulated; site design review by the Appearance Review commission was extended to the Cleveland Massillon Road Corridor; the Bath Township Design Guidelines were developed and adopted by the Appearance Review Commission as part of its review criteria;  soil information and topography depiction was required in the processing of new developments; the information necessary for making wiser land use decisions to protect natural resources and features were assimilated in the Natural Resources Protection Study. 

Of particular note is the progress that has been achieved in the Zoning Inspector’s office.  Site plans are more thoroughly analyzed for compliance with the zoning resolution.  Computer access to the wealth of information available from Summit County and other sources has been established.  Given the inclusion of the riparian setbacks, the steep slopes regulations and other data required for a professional site reviews, this access enhances both the thoroughness and timeliness of site plan reviews.  In addition the zoning office has increased its enforcement activities and has developed a set of procedures for enforcement that are fair, effective and applied to encourage compliance at minimum cost.

Certain specific goals of the Comprehensive Plan have been effectively addressed by special committees of residents.  The Scenic Byways Task Force and its successor committee the Heritage Corridors Committee succeeded in having the Heritage Corridors of Bath designated as Ohio Scenic Byways.  The Heritage Corridors Committee continues to fulfill its mission of preserving and enhancing the historic and scenic rural character of our community.  The Bath Park Board has been instrumental in the development of the Bath Community Activity Center, the Bath Baseball Park, the Nature Preserve and Bath Hills Park.  The Trail and Greenways Committee has developed plans and recommendations for the establishment of trails and greenways many of which are in existence.  The Bath Water and Sewer Board, having adopted its plan based on the goals and objectives of the Comprehensive Plan, actively oversees those activities within its purview.

While progress during the past five years toward implementing the Comprehensive Plan has been substantial continued dedication to the task is essential.  Presently the township is experiencing challenges to the goals and objectives of the Comprehensive Plan. North Fork Properties is seeking a use variance to build a 17, 500 square foot office building in an R-2 residential area within the Cleveland Massillon Road corridor.  The Metro Regional Transit Authority is seeking to construct a “park and ride” facility in Bath that would provide easy access to Interstate 77 to provide transportation service to Cleveland.  Its latest request for a governmental conditional use in a residential area was denied by the Board of Zoning Appeals and an appeal has been filed with the Common Please Court.  An earlier application to locate the facility near a residential area on Cleveland Massillon Road was withdrawn.  Strong objection to this type of facility was voiced by affected residents in both locations.  Their search currently continues in Bath Township as the court proceedings continue.  Timber Top, Inc. over the past two years has been seeking variances from the Board of Zoning Appeals to permit construction of ten homes in the Yellow Creek Hills subdivision located off of Sourek Road.   The site presents significant environmental issues including issues regarding riparian setbacks, steep slopes and septic systems.  Challenges to the Comprehensive Plan persist in the areas adjacent to the Montrose area, the interstate interchange area at Ghent Road, the area west of the Interstate 77 and Route 18 interchange, and the Cleveland-Massillon Road Corridor. 

The review of the Comprehensive Plan also revealed goals or objectives that have yet to be sufficiently addressed.  The recommendations contained in Chapter 3 of the Plan dealing with the preservation and protection of the townships water quality and the natural environmental resources need more attention.  The Northeast Ohio Four County Regional Planning and Development Organization (NEFCO) completed its Clean Water Plan, a water quality management plan for the Lake Erie basin in May 2002.  This was followed by NEFCO’s Yellow Creek Watershed Action Plan in January of 2004.   Bath Township participated in both projects.  The Comprehensive Plan recommends establishing programs to protect the environmental sensitivity and integrity of the community.  The township is currently involved with the Phase II Storm Water Plan mandated by the federal Clean Water Act.  In addition, riparian setbacks and corridors have been delineated and provisions have been included in the zoning resolution to protect streams and wetlands.  The Plan encourages seeking grants from the State of Ohio to accomplish nonpoint source management for the restoration of riparian corridors.    The Yellow Creek Watershed Action Plan contemplates the foundation of a Yellow Creek Watershed Stewardship Committee to oversee the watershed within the township and work toward achieving the goals of the Yellow Creek Watershed Action Plan.

The Comprehensive Plan suggests development should be discouraged within the 100-year flood plain.  The flooding occurring in the township over the past two years plus the fact that a flood plain provides significant protection to water quality suggests a re-examination of this recommendation may be advisable. 

The Plan suggests that attention should be given to how dedicated open space area is arranged in relationship to other planned or existing open space throughout the township and urges this factor be considered in the site plan reviews.  The Plan observes that open areas contribute substantially to the quality of life in Bath and is a key character component of the Bath community.  As such, guidelines in this regard should be established and incorporated for all new development and proposed subdivisions.  Further, it is recommended the township encourage developers to submit management plans for areas dedicated to open spaces outlining the management objectives, defining responsibilities, and describing procedures for maintenance.  It is recommended these open space initiatives be combined in a plan that addresses the improvement of the township’s current facilities and protected areas and its future development of greenway connections or trails. 

There is a strong recommendation in the Plan that site plan review regulations be adopted to prohibit development on slopes over 18 percent. 

The Ohio Department of Transportation has developed and published a Statewide Access Management Policies that recognize the relationship of zoning, road capacity, and safety.  The Plan urges the adoption of these policies by reference in the township’s development review procedures. In addition, recommendations are made as to when traffic impact studies should be an integral part of the development review process.  Chapter 7 of the Plan encompasses streetscape provisions relative to retaining the rural open space character along the thoroughfares and roads of Bath including the Scenic Byways. Attention to these recommendations plus the Plan’s recommendations regarding the Cleveland-Massillon Road corridor and the historic overlay districts in the corridor is warranted.

Finally, there is the suggestion in the Plan that an agricultural preservation zone district be established in the northwest area of the township.  This concept should be examined.

Summary

As its title suggests, The Bath Township Comprehensive Plan encompasses a broad range of land use policies and related initiatives.  In the five years since its implementation major objectives have been achieved, new initiatives have been launched and continue to be pursued.  Much remains to be done.    Undoubtedly available funds and resources limit what can or may be achieved within a particular time frame.  Nonetheless, the Plan as a long range planning document has been a benefit to the township. This review of the Plan’s first five years affirms that the Plan continues to sufficiently reflect the goals and objectives of the township and should guide the planning and activities of those charged with its implementation.