Executive Summary

Development Pipeline

Industrial & Commercial Projects

Entitlement Risk

Approval Patterns

• Standard Infrastructure Acceptance: The city maintains a streamlined "final step" process for accepting developer-funded infrastructure once inspections are completed, ensuring services like plowing and maintenance begin immediately .
• Correcting Mapping Errors: There is high momentum for city-initiated rezonings that correct "IT mapping errors" from 2013-2014, typically restoring parcels from split-zoning to their intended R3 status .
• Institutional Alignment: Projects that unify split-zoned parcels for religious or educational institutions (e.g., St. Tim's) are viewed as "no-brainers" and pass unanimously .

Denial Patterns

• Industrial Buffering Deficiencies: Variances for industrial fencing are being scrutinized heavily when located near residential boundaries; the BZA and residents favor 50-foot berms over 8-foot fences to mitigate noise and "boneyard" visual impacts .
• Signage and Advertising: The BZA consistently rejects variances for signs exceeding height/area codes, maintaining a strict stance against "Pandora's box" precedents for large-scale advertising .

Zoning Risk

• Zoning Code Rewrite: A comprehensive rewrite expected by year-end 2026 aims to eliminate non-conforming "legacy" issues by introducing new designations (e.g., R6) that permit both single-family and duplex uses .
• Industrial/Conservation Conflict: Emerging risks exist for "employment land" transitions in the southeast (SR 25 corridor), where citizens are now flagging specific farm fields as critical habitats for migratory shorebirds and raptors .

Political Risk

• Leadership Transition: Rick Reddick was recently elected President of Council (5-2 vote), signaling a shift in leadership dynamics, though consistent support for commercial growth remains .
• CVB Realignment: The city has shifted its Convention and Visitors Bureau contract from "Visit Perrysburg" to the Perrysburg Chamber of Commerce, citing a more proactive and enthusiastic proposal .

Community Risk

• Organized Residential Opposition: Neighbors in the Echo Row and Echo area have successfully used the public hearing process to delay industrial expansions, citing concerns over "24/7 truck startups" and property value loss .
• Traffic Safety Demands: Residents are increasingly vocal about intersections near schools (e.g., Fort Meigs and Eckel), demanding line markings and signals to prevent "improper right turns on red" .

Procedural Risk

• Emergency Passage Pressure: The city frequently uses "emergency" measures for construction contracts to secure 60-day bid pricing and meet environmental windows (e.g., March tree clearing for Indiana bats) .
• Developer Reimbursement Models: New traffic signals are increasingly tied to developer cost-sharing agreements (e.g., 50% or $150k caps), adding a fiscal layer to the entitlement process .

Key Stakeholders

Council Voting Patterns

• Rick Reddick (President): Generally favors structured, proactive planning and has taken a lead role in selecting new economic development partners .
• Corey Coleman: Emerging as a key player in housing and economic policy, recently appointed to the CRA Housing Council .
• Kevin Fuller: Remains a strong advocate for transparency and previous leadership standards, though currently not in the President role .

Key Officials & Positions

• Brody Walters (Planning/Zoning Administrator): Leading the effort to correct mapping errors and overseeing the transition of the "Office Service" district .
• Matt Choma (Public Utilities): Managing critical wastewater treatment plant upgrades and lead pipe identification mandates .
• Joe Fawcett (City Administrator): Focused on high-level infrastructure projects and the $6.1M downtown revitalization program .

Active Developers & Consultants

• U.S. Utilities Contractors: Selected for major traffic signal infrastructure projects .
• Get Us Paving and Excavating: Leading the $2.6M Fort Meigs Ditch and multi-use path project .
• Archer Energy: Secured the city's natural gas aggregation contract renewal .

Analysis & Strategic Insights

• Industrial Pipeline Momentum: While Perrysburg aims to be a "proactive" industrial player, the 90-day deferral for Michaels Corp highlights that industrial "boneyards" or heavy equipment storage will face intense buffering requirements when adjacent to residential zones. Developers should anticipate 50-foot berm requirements rather than simple fencing variances.
• Approval Probability: Extremely high for rezonings that correct mapping errors or non-conforming uses in "legacy" neighborhoods . The city is actively cleaning its books before the new code takes effect.
• Infrastructure Strategy: The use of Construction Manager at Risk (CMAR) and developer cost-sharing for signals indicates Perrysburg is shifting more fiscal responsibility for growth-related infrastructure onto the private sector.
• Strategic Recommendations:
• For residential projects, leverage the upcoming code rewrite to resolve non-conforming duplex or density issues without individual rezoning petitions .
• For industrial projects, include robust "green" buffering and noise mitigation in initial site plans to avoid "procedural stalls" caused by resident-led deferrals .
• Near-Term Watch Items: Monitor the Louisiana Avenue Phase 2 open houses (February 2026) and the Land Use Plan restudy for the SR 25 corridor, which will define future industrial/employment boundaries . Also, watch for the $29M Bond Ordinance for city facility renovations, which will impact capital spending priorities .