Planning commission approves Vision Development’s 222‑unit project on US‑224 with variances and conditions

The Findlay City Planning Commission on June 11 voted to approve a site plan filed by Vision Development for a 222‑unit apartment community on the former Shady Grove Golf Course along U.S. Route 224, subject to conditions and receipt of variances for the minimum floor area of efficiency units and for a reduced parking count.

Staff told the commission the development would occupy roughly 20 acres for phase 1, include 18 buildings and provide 388 parking spaces; under M‑2 multifamily requirements the site’s parking obligation would be about 489 spaces, and the applicant indicated it will seek a variance from the Board of Zoning Appeals to address the deficit. Staff recommended approval pending receipt of those variances and asked that the applicant obtain required permits.

Vision Companies representatives, including Scott Morgan, said the project emphasizes design variety, preservation of the existing creek and woodlot, and a high amount of open space. Todd Foley, the project's land planner, said phase‑1 layout would keep buildings set back well beyond the minimums, retain important trees and provide a central clubhouse, fitness building, a small indoor coffee space and recreational amenities such as a pool and pickleball courts. Foley said the site plan yields more than 70% open space for phase 1 and includes carriage garages with private units above.

Engineering and traffic reviewers said the developer’s traffic impact study projects roughly 85 peak‑hour trips tied to the site and identifies the need for an eastbound right‑turn deceleration lane into the development on US‑224. Commissioners questioned the traffic assumptions — in particular whether the study used land‑use code 221 (mid‑rise) rather than 220 (low‑rise), a choice that can change trip generation assumptions by about 30 percent. Commissioner Carrie said she could not support approval without a revised traffic study using the more conservative land‑use assumption; the developer’s traffic engineer and city traffic staff defended the study’s results and said ODOT and city signal timing and monitoring can address corridor performance.

On drainage, the city’s engineering staff explained the site will use an on‑site detention pond designed to hold the 100‑year storm and slowly meter flows to the existing ditch; staff said that city detention standards are stricter than Marion Township’s and that, overall, the proposed detention should reduce immediate sheet flow from the former golf course into adjacent properties. Several neighbors raised concerns about existing flooding and whether grading changes could worsen local ponding; staff and the developer said grading cannot legally push site water onto private neighboring parcels and that the detention design is intended to mitigate peak runoff.

Multiple residents spoke during public comment about traffic, cut‑through routes to SR‑568, mailbox safety, school‑bus movements, and loss of the golf‑course view. Scott Morgan and Todd Foley said their engineering exhibits model school‑bus and fire‑apparatus turning radii and that the site plan accommodates required service access. The developer also agreed to work with staff on appropriate mounding and plantings along Township Road 237 to screen the site and reduce headlight impacts.

Chair moved to approve SP‑09‑2026 with the condition that the applicant obtain the required variances for efficiency unit floor area and for parking; the commission added that appropriate mounding be implemented as worked through with staff. The motion passed; one commissioner voted no.

Next steps: Vision must secure the variances from the Board of Zoning Appeals and complete permit reviews before construction. City staff will coordinate final decisions on mounding, sidewalks and any off‑site traffic recommendations with ODOT or the township as needed.