Findlay planners propose moving gas stations, pawn shops and self‑storage to conditional use; draft rules for donation bins

Hancock Regional Planning staff presented proposed zoning changes and draft regulations to the Findlay City Planning and Zoning Commission, including moving several commercial uses in the C2 and I‑1 districts from permitted to conditional status, new rules for donation collection bins, and a review of parking requirements. The commission did not take votes at the meeting.

Matt Cardone, planner with Hancock Regional Planning, told the commission there are "really two portions of the updates": conditional‑use changes and regulation of donation bins. Cardone said the mayor requested the updates guided by the city strategic plan and that staff will return with revised language for public consideration at a future meeting.

The conditional‑use proposal for the C2 District would remove pawn shops and fueling stations (gas stations) from permitted uses and instead treat them as conditional uses, and would add oil‑change facilities, car washes and "small box retail" (defined to cover dollar‑store style outlets) as conditional uses. In the I‑1 (industrial) District, staff proposed moving self‑storage facilities from permitted to conditional use. Cardone said the changes are intended to give the city greater discretion over location and design rather than to bar the uses entirely.

Cardone noted recent local development when explaining the C2 proposal: "We've developed six new gas stations in the last couple years," and he cited a recently built U‑Haul facility he estimated at about 25 acres as an example of large new storage development. He said the intent is to review applications on a case‑by‑case basis under conditional‑use standards.

Commission discussion emphasized oversight and aesthetics rather than prohibition. Board member Brian said the conditional‑use approach "makes a lot of sense," adding it provides "a few more guardrails" without imposing a numeric cap on uses.

On donation bins, Cardone presented a draft that would require a permit, identification of the company or person responsible for emptying the bin, written permission from the property owner where it is sited, and compliance with setbacks and parking‑area rules. The draft would limit donation bins to no more than two per parcel, prohibit siting between the roadway and the front building line, and require bins be located no more than 20 feet from the primary building. Cardone said communities the staff reviewed treat donation bins similarly to dumpsters.

The staff presentation left two open questions for the commission: whether to charge a nominal permit fee (Cardone suggested examples such as $25, $50 or $100) and how long existing bins would have to comply after adoption (Cardone proposed 90 days but said 120 days could be discussed). Board member Brian said, "I think 90 days sounds reasonable."

Cardone also described a separate staff initiative to review parking requirements and cited Bowling Green as a community that eliminated parking standards about 18 months earlier. Staff said the review will focus on whether residential parking ratios for single‑family, duplex and multifamily housing are too high or too low and that the evaluation may recommend reduced requirements to ease housing development. Cardone said staff plan to meet with Bowling Green staff as part of that research.

No formal motions or votes were taken at the meeting. Cardone said staff will send the draft materials to all five Planning and Zoning commissioners and return with the items for public consideration at the next meeting when a full board is expected to be present.