MINUTES OF THE CATAWBA ISLAND TOWNSHIP BOARD OF ZONING APPEALS
AUGUST 13, 2025
Attendees
Jane Stumbaugh Patty Piacentino Jane Hermes
Bill LaGodney Lee Short Heidi Cline
Brian Leu Chuck Chandler Terri Green
Ken Ruehle Thomas Domotorffy Mary Anne Adkins
Carol Rizzollo Tim Prostor Les Champlin
Mary Jane Porozynski Lisa Carroll Andy Winson
Tom Crynick Bill Chappelear Katalin Domotorffy
Kahnka Domotorffy James Rich Sandra Frey
John Frey Paula Sauer Janda Combs
Craig McCoy Deborah Brown Colleen Jones
Quintin Smith Brad Bankowski Monica Bankowski
Patricia Horn Sharon Sanger Mike Linscott
Brenda Griffith Andy Benko John Imke
Joyce Nelson Dennis Nelson Paul Carr
Suzanne Keller Melanie Donnelly Nancy Walker
Rita Kasper George DeFresge John Horvatich
Helen Fagan Randy Riedmaier Ted Wente
D. J. Litz Mary Lou Paskowski Toni DeLuca
Ann T. Rumpf Debra Pinkelton Lonnie Rhodes
Bill Barnes Margaret Malenich Rick Smetzer
Linda Motznik Shirley Caiola Laura LaGodney
Bob Briggeman Janette Briggema Mike Remy
Jeff Jadwisiak Pamela Hatt Ken Stumbaugh
Kimberly Smith Scott Edmond John Duffy
Dand Andreasch Jim Brahier Cinda Elliott
Jo Ellen Wilson Johnie Myers Debbink Vicki Beal
Ben Sprenger Suzanne Troxel Brian Lehner
John Calandra Bob Osterling Richard Linhart
Tom Debbink Chris Cellier Frank Mauesh
Tom Catallano Debbie Lehner Diane Belden
John Chandler Marty Eynon
Chairman Baugh called the meeting to order at 6:00 p.m. The Pledge of Allegiance was recited. Board members in attendance included: Doug Blackburn, Brian Caldwell, Rebecca Dubber, Bill Baker, and Alternates Flint Heidlebaugh and Michael Schenk. Vicki Wheatley, Zoning Inspector, Todd Bickley, Secretary, and Trustee Matt Montowski were also in attendance.
Chairman Baugh read through the meeting process. There were no questions.
Brian Caldwell made a motion to amend the August 13, 2025 Agenda by placing Case #737647 John & Kari Duff after Case #737737 Theodore & Ann Wente. The motion was seconded by Doug Blackburn and it passed.
New Business
Case #737737 Theodore & Ann Wente
Secretary Todd Bickley read the case facts. The applicants are proposing an addition and are requesting an area variance to reduce the front yard setback from fifty feet (50’) to eleven feet (11’), reduce the side yard setback from ten feet (10’) to three feet (3’), and exceed the lot coverage from thirty percent (30%) to thirty-four percent (34%). The property is located at 5813 E. Gordon Shore Drive, also known as Lot 12 of Gem Beach 4 Subdivision. The property is zoned “A” Residential Low Density District.
No Board member had a conflict.
Lee Short and Ted Wente were sworn in by Chairman Baugh. Mr. Short provided a drawing for the Board’s review illustrating the proposed project. Mr. Short noted that the existing porch will be removed, and the new porch will be taken out an additional fourteen feet (14’). Mr. Short stated that the lot does not come close to meeting the “A” district requirements; however, the variance request is not substantial since the home is like the other cottages in the neighborhood. Mr. Short noted that four (4) out of the five (5) neighbors have signed off and agreed to the addition. Mr. Short noted that the addition will be 14’ x 30’ in size.
Mr. Caldwell questioned if there is no change to the back of the property and Mr. Short indicated there is no change to the back of the property.
Chairman Baugh commented that the home is in line with the existing homes and Mr. Short agreed with Chairman Baugh’s statement.
Chairman Baugh closed discussion from the floor.
The Board reviewed the Finding of Fact. The Board agreed with the applicant by a 5 – 0 vote on all seven (7) items.
Doug Blackburn made a motion to approve Case #737737 as submitted. The motion was seconded by Rebecca Dubber. Motion passed by a 4 – 0 vote. Chairman Baugh did not vote.
Case #737647 John & Kari Duff
Secretary Todd Bickley indicated that at the February 12, 2025 Board of Zoning Appeals meeting, the applicants received an area variance to build a new home to be located at 1348 Little Avenue. The Board approved the reduction of the front yard setback (channel side) from 22.5’ to fifteen feet (15’), the reduction of the rear yard setback (Little Avenue side) from thirty-five feet (35’) to eleven feet (11’), the reduction of the side yard setback (McCloy Avenue Side) from twenty-five feet (25’) to five feet (5’), and exceed lot coverage of thirty-nine percent (39%) to 52.88%. The applicants are proposing a revised house plan; however, the proposed house will remain within the limits of the approved variance.
John Duff was sworn in by Chairman Baugh. Mr. Duff commented that the three (3) car garage will be replaced with a two (2) car garage, and the covered porch will be moved to the center of the house. As a result, additional green space will be provided between Mr. Duff’s home and the home to the north. The setback of the covered porch increases from seven feet (7’) to seventeen feet (17’).
Chairman Baugh closed discussion from the floor.
Rebecca Dubber made a motion to approve the change of house plans for Case #737647. The motion was seconded by Brian Caldwell and the motion passed with all members voting in the affirmative. Chairman Baugh did not vote.
Case #737740 Breakpoint Catawba Holdings, LLC
Secretary Todd Bickley read the case facts. The applicant proposes a single/multiple family condominium development and is requesting an area variance to reduce the front yard setback from thirty-five feet (35’) to fourteen feet (14’), reduce the side yard setback from thirty-five feet (35’) to twenty feet (20’), reduce the rear yard setback from thirty-five feet (35’) to twenty-one feet (21’), allow twenty-two (22) single family condominium buildings, and reduce the separation between the single family residential buildings from twenty feet (20’) to eleven feet (11’). The location is 5226 Gardner and is also known as Reserve B and Part of Gardners Landing Plat 1, and Part of Lots 12 and 15 of Section 3 of Catawba Island Township. The property is zoned “C-4” Recreational Commercial District.
No Board member had a conflict.
All in attendance were sworn in by Chairman Baugh.
Correspondence was received from Toni DeLuca, Kersten Pietrowski, Drew Bauer, Douglas Newcomb, Mary Beth & Brian Schroeder, Gary Gearhart, Sr., Tim Neal, David & Jacqueline Jasinski, Patty Hoying, Sue Piacentino, Nancy Walker, Carl & Marybeth Lupica, John Hall, Nora Conley, Dave & Cindy Peltier, Heidi Cline, Keith & Barb Lockner, Judy & Gregg Schabel, Laurie & Matt Schneider, DJ Litz, and Mike Pietrowski.
Chairman Baugh recognized Mr. Thomas Domotorffy. Mr. Domotorffy commented that the property was purchased in 2020, and they are now in the sixth season. When purchased, the property was neglected with discarded junk, and they have worked tirelessly to make repairs. A 12,000-gallon in-ground fuel tank and fuel dispensing equipment have been removed. The marina/campground has been in existence since 1980, and the facility and its infrastructure are at the end of its useful life. It is not viable to keep it in its current use. The marina is different than other marinas in that it does not have frontage along NE Catawba Road, nor does it have boat storage buildings or other commercial businesses that buffer the marina. The entrance is Gardner Road and through the Ballard HOA via a private path at the end of Charels Lane. The marina has an easement over the Ballard HOA land to access the north pier. Mr. Domotorffy noted that the accessory buildings along Gardner Road are about six (6) to seven (7) feet off the road and the accessory buildings adjacent to Marine Max are only several feet off the property line. When purchasing the property, the parcel had unique features, ownership of the submerged land, and it was zoned “C-4” Recreation-Commercial District. The south pier is the widest pier in the area.
Mr. Domotorffy noted that the submerged land in West Harbor is privately owned; however, the submerged land is not allowed to be used in the determination of coverage and density. The parcel size is seventeen (17) acres, which includes the submerged land. Mr. Domotorffy indicated that the area to the north is underdeveloped, and Marine Max is to the south, with no residential areas in proximity to the marina. Of the seventeen (17) acres, 5.5 acres are not submerged and available for development. Total coverage will be twenty-seven percent (27%), which is less than the thirty-nine percent (39%) requirement. The open space will exceed the ten percent (10%) requirement.
Mr. Domotorffy noted that the option of filling in portions of the submerged land was dismissed and that the construction of attached buildings was considered; however, detached condominiums versus multiple family dwellings are being proposed on the south pier. The homes will be serviced by a private drive, although not required, will include a turnaround at the pier’s end.
Mr. Domotorffy referred to the land use plan and noted that the development is aligned with the following items: located in the High Density Residential recommended area, developing a creative land use, preserving the natural attributes of the property, maintaining recreational facilities, and minimizing the impacts on the transportation network.
Mr. Domotorffy noted that in conducting surveys there were three (3) major areas of concern: 1) stress on infrastructure, Mr. Domotorffy noted that the existing campground, marina, and ancillary uses will be replaced with residences and as a result, the development will not add stress but reduce the stress on the infrastructure; 2) traffic, Mr. Domotorffy noted that West Harbor Landings is the most visited marina on the island and the development will result in decreased traffic; and 3) burden on emergency services, Mr. Domotorffy commented that the current occupancy far exceeds the proposed occupancy of the development and the burden will be reduced and not increased.
Chairman Baugh recognized Chuck Chandler, who introduced his father John Chandler, and reviewed his family history. Mr. Chandler also introduced Marty Eynon, business partner. Mr. Chandler commented on the poor infrastructure and indicated that the development has been crafted with safety considerations and infrastructure improvements. That an emergency plan be in place for fire mitigation. Mr. Chandler noted there are only two (2) fire hydrants down Gardner Road, one (1) near SR 53 and the other at the beginning of the campground. An 8” water line will be extended to the end of the south pier and as a result, seven (7) additional fire hydrants will be added. The duplex townhomes will have a twenty (20) foot separation between buildings and twenty-three feet (23’) separation between property lines. The roof tops will be at 29’ – 6” with space for ladders to reach the roof top. Mr. Chandler reviewed the layout and construction of the single-family homes. The single-family homes proposed on the south pier will have a seventeen (17) foot separation between the homes for almost the entirety of the side yard. The back twelve feet (12’) of depth for each unit will have only an eleven (11) foot separation due to a proposed elevator shaft or if a pantry is installed. The fire department will be able to access the units with ladders that will reach the top of the roof. The ladders can be placed at the front entrance up to the lookout viewing deck on the roof, the second is in front of the elevator shaft, and the remaining two (2) are from either side yard up to the roof top deck. The height is 29’ – 6” and the roof top deck will be at thirty-five feet (35’). If an elevator is installed, the mechanical equipment will be at thirty-eight feet (38’), which is permitted by the zoning resolution.
Mr. Chandler noted that the purpose of the building separation to seventeen feet (17’) versus twenty feet (20’) is that the extra three feet (3’) per unit allows for a sixty (60) foot emergency turnaround at the pier’s end. This will benefit fire trucks and other EMS vehicles.
Mr. Chandler stated that the campground will close at the end of this boating season, and the large trees will be cut down, which currently poses a risk for the existing campers.
Mr. Chandler noted that multi-family attached units could have been proposed, but the developers prefer the single-family detached approach to allow for light and space to see the marina and other aesthetic features. Coverage is under thirty-nine percent (39%) and open space exceeds the ten percent (10%) requirement with approximately 25,000 square feet dedicated to open space, which will include a grassy area to be added to the north side of the north pier.
Mr. Chandler reviewed the setbacks for the townhomes. Mr. Chandler indicated that the storm water will flow out to the lake and not affect the neighbors.
Mr. Chandler commented that the twenty-three campers and the marina on the south pier will be replaced with the residential units and that there will be an overall reduction in infrastructure use and in traffic.
Rebecca Dubber questioned whether any of the units will be short-term rented. Mr. Domotorffy indicated that the units will not be rented short-term, that they will be seasonal residences and the HOA will not allow renting or subletting of the docks.
Bill Baker questioned pergolas and Mr. Domotorffy indicated that pergolas would be prohibited.
Doug Blackburn expressed concern that if a fire starts at the west end of the pier in Units 1, 2, and 3 how do people towards the end of the pier get out. Mr. Chandler noted that the road would be in place and noted that it would not be unique to just this proposed development.
Chairman Baugh stated that he talked with Chief Gibbons who expressed concern with the space between the units and being able to get to the back of a burning building. Chairman Baugh indicated that Chief Gibbons was concerned with space of less than twenty feet (20’) between the buildings to be able to access with personnel and fight a fire. Mr. Baker commented that he also spoke with Chief Gibbons and that Chief Gibbons expressed concern with size of the turnaround for a ladder truck and concern with the weight of a fire truck with the road being close to the steel piling placed in the eighties. Mr. Baker questioned whether the dead men will be investigated. Mr. Chandler commented that the dead men will be reviewed, and the developer will be repairing the pier with a stone revetment. The units will be built on piers, and the dead men go wall to wall.
Chairman Baugh questioned whether the docks will be placed on the north side of the south pier and Mr. Chandler indicated that there are no docks on the north side of the south pier. Chairman Baugh questioned if docks would remain on the south side of the north pier. Mr. Domotorffy commented that the north pier would stay functional, but not sure of its future use. The docks on the south pier would be removed during the development of Phase 1. In response to Mr. Baker, Mr. Chandler indicated that the town homes will be stick built.
Ms. Dubber questioned whether the community would be gated. Mr. Domotorffy noted that the south pier would be gated, but not the townhomes or the access to the north pier.
Mr. Baker questioned the definition of community for the walkway. Mr. Domotorffy noted that it would be open to the neighbors, the Charles Lane residents. Ms. Dubber questioned whether the north pier, which would have a grassy area, would be open to the public. Mr. Domotorffy noted that essentially the north pier would be open to those who have docks or will use the gas dock at the pier’s end. Mr. Domotorffy indicated that the north pier will be dedicated to green space and will not be developed. Sufficient area for parking exists for the docks on the north pier which would be available to the public as a rental dock.
Mr. Domotorffy noted that Harbor Landings has an easement from Ballards to use the road for access to north pier.
Chairman Baugh questioned if the application is denied, how many units would be built without the need for variances. Mr. Domotorffy commented that forty (40) units could be placed on the south pier as multi-family buildings. Secretary Bickley noted that approximately forty (40) units could be developed and if all forty (40) are placed on the pier, no additional units would be allowed where the proposed town homes are planned.
Chairman Baugh questioned parking and Mr. Domotorffy indicated that there will be two (2) exterior and two (2) garage parking spaces. Parking will be available at the clubhouse/pool (9 spots) and parking is available on the north pier for the docks.
Mr. Baker questioned the storage of boats in the driveway. Both Mr. Domotorffy and Mr. Chandler noted that boat storage will be available in the unit’s oversized garages and not allowed in the driveway.
Chairman Baugh recognized John Imke. Mr. Imke noted that the CIC condominiums are spaced nicely and that the buildings in this proposal are too close and that Catawba Island is about open spaces. Mr. Imke commented that there should be less buildings and more space on the pier. Mr. Imke also expressed concern about the effects the pier repairs will have on fish spawning. Mr. Domotorffy noted that the Army Corp of Engineers has no oversight in West Harbor and indicated that notification will be made with ODNR and that the owners prefer a stone revetment. Mr. Domotorffy indicated that the pier repairs are still in the engineering phase, but the exterior will be stoned. Mr. Imke also questioned the storm water runoff. Mr. Chandler indicated that the project would work with the County Engineers office to address the storm sewer situation. Mr. Chandler reviewed the proposed storm water plan with Mr. Imke.
Chairman Baugh recognized James Brahier. Mr. Brahier expressed concern with additional traffic. Mr. Eying noted that there are currently thirty (30) chartered boats in the marina that can service up to six (6) fisherman and as a result, the proposed development will eliminate that traffic.
Chairman Baugh recognized Tom Catallano. Mr. Catallano, President of Harbors Edge HOA met with other HOA’s Presidents and commented on three (3) questions: 1) emergency services at which are now at capacity, 2) utilities, and public and private services, and 3) traffic roadways, safety, evacuations, and maintenance. The developers are required to validate what they provide with a valid third-party evaluation that reviews based on the three (3) issues and an audit/report is filed on the proposed development.
Chairman Baugh recognized Deb Pinkerton. Ms. Pinkerton had questions on the Finding of Facts. Number 3 deals with the essential character of the neighborhood and the applicant indicated that the development would reduce the traffic, and Ms. Pinkerton questioned if a traffic study was done. Mr. Domotorffy commented that a traffic study was not done. Mr. Baker noted that the State undertook a study several years ago and they can be contacted. Mr. Domotorffy noted that a study has not been done for the private road. Ms. Pinkerton questioned whether anyone has spoken to the county officials concerning the impact on the infrastructure. Chairman Baugh reviewed capacity information for the sanitary sewer and public water provided by the Sanitary Engineer’s office. John Chandler noted that the developers have met with Ottawa County officials to review the proposed development.
Ms. Pinkerton commented that the applicants have stated what is best or better for the community. Ms. Pinkerton believes that it is up to the Board to decide what is best for the community. Ms. Pinkerton noted that according to the applicant, it could be built without variances and that it would be a different kind of unit.
Chairman Baugh recognized Bill LaGodney. Mr. LaGodney questioned the applicant’s impression of the audience and the letters against the development. Mr. Domotorffy commented that it was awesome to see the community participation and noted that a lot of the social media comments were misinformation, such as rentals, infrastructure issues, and stop the zoning change. Concerning traffic, Mr. Domotorffy believes that the proposed residential development will result in less traffic than is now generated due to twenty-seven (27) tenants and the marina.
Chairman Baugh recognized Laura LaGodney. Ms. LaGodney commented that since 2020, the number of EMS calls have increased by 246%. Ms. LaGodney suggested that the Board table the application until the fire and EMS issues have been addressed.
Chairman Baugh recognized Brad Bankowski. Mr. Bankowski lives on Charles Lane and commented that he agrees that traffic will decrease because of the proposed development. Mr. Bankowski indicated that he wanted to make sure that the Ballard docks will not be impacted and maintained.
Chairman Baugh recognized D. J. Litz. Ms. Litz commented that she lives next door, and the applicant did not have the courtesy to talk to her. Ms. Litz questioned if anything is proposed for the big lot between her and West Harbor Landings. Mr. Domotorffy noted that the adjacent property owners were notified and there is no plan for the lot next to Ms. Litz. Ms. Litz indicated that Gardner Road is not wide enough and expressed concern with the lack of EMS services.
Chairman Baugh recognized Mike Linscott. Mr. Linscott is President of the Ballard HOA and questioned the Ballard docks will continue to be maintained by West Harbor Landing. Mr. Domotorffy indicated that they will continue to obey the court judgement.
Chairman Baugh recognized Mike Schenk who stated that it was his opinion that many of the displaced charter boat captains will probably stay on Catawba and the traffic would not be reduced.
Chairman Baugh recognized Rick Smetzer. Mr. Smetzer questioned how many boat slips are being replaced. Mr. Domotorffy indicated that there would be about 100 boats dropping off from the south pier with the proposed development and the marina is at approximately ninety percent (90%) occupancy. Mr. Smetzer commented that he likes the proposed development.
Mr. Baker questioned the docks for Units 22 and 23. Mr. Chandler indicated that they would have wall docks.
Ms. LaGodney questioned whether the 2015 land use plan has been updated and the plan states that marinas should remain marinas and the central part of the township should remain undeveloped. Will the plan be updated. Chairman Baugh noted that would be a question for the Trustees and that this development fits into the plan’s recommendation. Mr. Domotorffy indicated that he did not agree that marinas are to stay marinas.
Chairman Baugh recognized Quentin Smith. Mr. Smith commented that he is in favor of property rights and if zoned correctly, a property owner has a right to develop it. Mr. Smith further commented that maybe the township negotiates with the property owner to get a good result. Concerning the island’s interior, Mr. Smith noted that a living cannot be made from being a peach farmer. Mr. Smith noted that Twin Oast provides green space and Catawba Island wants green space.
Chairman Baugh recognized Helen Fagan. Ms. Fagan questioned the single-family units. Mr. Chandler indicated that the first floor is primarily garage with a screen in deck and overall, the average size is approximately 2,500 square feet. Ms. Fagan questioned the town homes. Mr. Chandler indicated they are three (3) stories with the first floor being the garage. Mr. Domotorffy noted that there are eight (8) duplexes. Concerning the single-family dwellings, the HOA will prohibit the property owners from leasing out their docks. Mr. Domotorffy indicated that there will be no subletting of the docks. Ms. Fagan questioned lawns that are treated with chemicals, would the chemicals run off into the lake after a rainstorm. Ms. Fagan commented that it appears to be a nice development but is concerned with traffic and this will cause a domino effect.
Chairman Baugh recognized Mike Raimey. Mr. Raimey noted that he has a camper in the campground and questioned if docks would be available for the recreational fisherman. Mr. Domotorffy noted that the north pier stays as it is but may phase into the overall development plan.
Chairman Baugh recognized Craig McCloy. Mr. McCloy noted that four (4) subdivisions have broken ground, and the applicants wish to develop a whole pier and noted the number of bathrooms for each unit which will have an effect on the infrastructure. Mr. McCloy stated that the storm sewers come from the Fairway Villas to the township ditch which outlets down Gardner Road. This issue needs to be watched closely.
Chairman Baugh recognized Kimberly Smith. Ms. Smith questioned if the north pier would be developed in the future. Mr. Domotorffy indicated that the north pier will never be developed since it is allocated for open space and it does not have sufficient width.
Ms. Smith commented that traffic lights should be installed along SR 53. Mr. Baker commented that a study was completed just before COVID and the state determined that both the Twinbeach and Cemetery Road intersections did not warrant traffic lights or a turnaround.
Chairman Baugh recognized Brenda Griffith. Ms. Griffith noted a couple of marinas that have recently sold, and the issues discussed need to be addressed. Development will not stop.
Chairman Baugh recognized Kelly Prostor. Ms. Prostor noted that it all comes down to precedent that is being and has been set.
Rebecca Dubber made a motion to continue Case #737740 to September 10, 2025, which is the next regularly scheduled meeting of the Board of Zoning Appeals. The motion was seconded by Bill Baker. Motion passed unanimously.
The Board agreed that the September 10th meeting should be held at the Community Hall.
Old Business
Bill Baker noted a concern with Case #158861 at 5156 Charles Lane; applicant was Mr. John Hrovatich. Mr. Baker indicated that he was informed that the applicant has not fulfilled his obligation with the Board’s variance approval of installing a drainage system. As a result, water is dumped on his neighbor’s lawn. Chairman Baugh indicated that the zoning inspector will need to determine whether the applicant is complying with Board’s approval.
Minutes – July 9, 2025
Doug Blackburn made a motion to approve the July 9, 2025 Board Meeting Minutes. The motion was seconded by Rebecca Dubber. Motion passed.
Adjournment
Rebecca Dubber made a motion to adjourn the meeting. The motion was seconded by Doug Blackburn and the motion passed. The meeting ended at 8:31 pm.
Respectfully submitted,
_____________________________ _______________________________
Bryan Baugh, Chairman Todd Bickley, Secretary