March 24, 2026 Special Meeting Agenda | Avon Lake | Urbyn

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The next regularly scheduled Planning Commission meeting is Tuesday, April 7, 2026, at 7 PM. Voting Order S. Orille C. Raymond M. Reynolds Mayor Spaetzel J. Leitch J. Lissner H. Ma CITY OF AVON LAKE PLANNING COMMISSION 150 Avon Belden Road Avon Lake, Ohio 44012 (440) 930-4110 SPECIAL MEETING AGENDA Tuesday, March 24, 2026 7:00 PM City Council Chambers 1. CALL TO ORDER 2. ROLL CALL Mr. Leitch, Ms. Lissner, Dr. Ma, Mr. Orille, Mrs. Raymond, Mr. Reynolds, Mayor Spaetzel, Director of Law Ebert, City Engineer Howard, and Planning and Zoning Manager La Rosa. 3. APPROVAL OF MARCH 3, 2026, MEETING MINUTES 4. COUNCIL REPORT 5. SWEARING IN PUBLIC COMMENTORS 6. TABLED CASES CASE NO. CTA-26-1 Code Text Amendment Establishing the Lakefront Mixed-Use Overlay District. Applicable Code Section 1214.02 Code Text and Map Amendments apply. CASE NO. CTA-26-2 Zoning Map Amendment of the Former Power Plant Site at 33570 Lake Road from I-2 and R-1A to B-3. Applicable Code Section 1214.02 Code Text and Map Amendments apply. 7. GENERAL PUBLIC COMMENT 8. ADJOURNMENT

1 March 3, 2026 MINUTES OF THE AVON LAKE PLANNING COMMISSION MEETING March 3, 2026 A regular meeting of the Avon Lake Planning Commission was called to order on March 3, 2026, at 7:00 P.M. in Council Chambers with Chairperson Ma presiding. ROLL CALL Present for roll call were Mr. Leitch, Ms. Lissner, Dr. Ma, Mr. Reynolds, Mayor Spaetzel, Director of Law Ebert, City Engineer Howard, Community Development Director Esborn, and Planning & Zoning Manager LaRosa. APPROVAL OF MINUTES Mr. Leitch moved, and Mayor Spaetzel seconded to approve the February 3, 2026, meeting minutes as presented. Motion carried (5-0). COUNCIL REPORT Mr. Reynolds reported one item: City Council approved the Matthews Hollow preliminary plat. SWEARING IN PUBLIC COMMENTERS Director of Law Ebert swore in applicants and members of the audience who plan to speak to items on the agenda. NEW CASES Case No. CPC-25-21 Site Plan Approval for a New Learwood Middle School at 340 Lear Road by the Avon Lake City School District. Ryan Schmidt of TDA Architecture in Willoughby, after stating his name and that he had been sworn in, presented the site plan and described the project’s overall layout, including circulation, parking, emergency access, stormwater approach, roadway improvements, landscaping, building elevations and materials, and the construction phasing plan. Mr. Schmidt explained that the new school would be built in the current grassy area while the existing school remains operational, with the phase sequence ultimately removing the existing building and front parking after the new facility is complete. He described a site design that separates parent drop-off/pick-up from bus circulation, provides perimeter access for safety services, and includes additional parking to better serve field and activity areas. Mr. Schmidt also reviewed the roadway improvement concepts shown in the packet, including widening, signalization, and turn-lane adjustments, noting that design work was ongoing. He concluded with elevations, materials, and renderings indicating a neutral palette with school-color accents and architectural elements intended to reflect school identity.

2 March 3, 2026 Public Comments: William Zimmerman, after being sworn in, stated his concern regarding roof drainage based on prior experiences with roof leaks at school buildings and asked whether the proposed roofs would provide adequate slope for runoff or be flat. In response, Mr. Schmidt stated that the roofs would not be dead-flat and would be pitched to drains (either toward internal drains or to edges), with overflow provisions to move water off the roof if a drain were blocked. Dr. Ma asked staff about pending reviews, and it was stated that Police and Public Works comments had not been received. Dr. Ma also asked about environmental features; Mr. Schmidt indicated that wetlands are located north of the stadium near the property edge and would not be impacted by the work. He further explained that the stream near the property line would be protected consistently with EPA requirements, with construction work set back from the stream, and that stormwater would ultimately be discharged at an approved rate consistent with required standards. The Chair also asked about pedestrian circulation; Mr. Schmidt described primary access ways and marked crossing points designed to minimize conflict points, including the use of a truncated curb crossing that functions as a pedestrian crossing and can accommodate safety vehicles if needed. The Commission asked about tree impacts, and Mr. Schmidt stated the intent is to preserve perimeter and major frontage trees where feasible, with attention to protecting root zones, while acknowledging that some smaller trees near the current building footprint would likely be removed due to the new construction location. The Chair asked about the existing maintenance/garage building near the entrance, and Mr. Schmidt stated it would remain, be refurbished to match the updated character, and that storage needs would be addressed both through this retained structure and additional building storage planned inside the new school. Lighting and neighborhood impacts were discussed. Mr. Schmidt stated that lighting would be designed to minimize spillover at the site edges, with fixtures directed downward and toward the site, consistent with contemporary photometric approaches. The Chair asked about field lighting, and Mr. Schmidt stated that no additional field lighting was proposed. Traffic and roadway improvements were discussed, including the question of who would pay for roadway work. Mr. Schmidt stated that design work was underway and that funding and responsibility had not been finalized; staff noted that while safety-related funding avenues may exist, no funding is guaranteed. Mr. Reynolds asked about safety precautions during construction while school is in session. Mr. Schmidt stated that construction logistics plans typically include fencing, controlled access, signage, staging away from student areas, coordination with life safety services, and construction manager planning to minimize impacts during sensitive periods such as testing. Mr. Leitch moved, and Ms. Lissner seconded to approve Case No. CPC-25-21, Avon Lake City School District Board of Education, Site Plan for construction of the new Learwood Middle School at 340 Lear Road, subject to final engineering, grading, and stormwater plan approval by the City Engineer. Motion carried (5-0).

3 March 3, 2026 Case No. CTA-26-1 Code Text Amendment Establishing the Lakefront Mixed-Use Overlay District. Todd Hunt Esq., Roetzel & Andress, LPA, Attorney for Avon Lake Environmental Redevelopment Group, LLC (ALERG), introduced members of the project team in attendance, including Scott Reschly, Head of ALERG and affiliated with Charah Solutions, Ed Bernier, Construction Demolition Manager for ALERG; and Dick Shields, Executive Vice President with Avison Young, the brokerage firm assisting with redevelopment planning and marketing of the site. Mr. Shields provided a brief history of the project, explaining that redevelopment discussions began around 2019 when the anticipated closure of the Avon Lake power plant prompted coordination with the City to explore future uses for the site, including public lakefront access. He noted that early concepts considered preserving portions of the plant for office and research uses, but those plans evolved due to market changes following COVID-19, leading to the current focus on residential-oriented redevelopment concepts developed between 2021 and 2024. Mr. Hunt provided background on the intent of the proposed overlay district as a framework and set of standards to guide future redevelopment, emphasizing that a specific development plan was not before the Commission at this stage. The presentation addressed prior iterations of redevelopment concepts, market changes affecting feasibility, and the rationale for proposed standards, including height, setbacks, density, and viewshed considerations. Jordan Burns, the City’s special zoning counsel, also addressed the purpose of the text amendment as establishing procedures and guardrails to guide future development plan review, with emphasis that permitted and prohibited uses, dimensional standards, and development plan review procedures are central features of the text. The proposed text amendment would establish the Lakefront Mixed-Use Overlay District and create the framework required before the overlay could be applied to the property and before related zoning actions could proceed. Public Comments: Rob Shamir urged the Commission not to rush the matter and asked that members ensure they have reviewed key supporting documents before making a recommendation. Mr. Shahmir identified, by name, the documents he believed should be reviewed before a recommendation: the Comprehensive Development Plan, the Economic Recovery & Resiliency Plan, the Redevelopment Infrastructure Plan, and the Development Economic Model. William Zimmerman stated that residents were not being provided clear maps and boundary information for the overlay and related concepts and asked that the materials be made readily available before the matter moves forward. Director Esborn explained that materials related to the LMU-O and the power plant redevelopment had been made available publicly for some time. He noted that the Gensler master planning materials had been available on the City’s website for several years, and the Interim Development

4 March 3, 2026 Agreement (IDA) and related documents were available as public records when City Council considered them. Dr. Ma noted the significance of the project and stated the Commission’s role is focused on the code text, while broader financial mechanisms and policy decisions ultimately rest with City Council. Commissioners discussed viewshed language and how it would be applied during future development plan review, with city council explaining that the code language operates as a performance standard requiring that development plans demonstrate building height, setback, and separation in a manner that preserves views of Lake Erie from Lake Road south of the buildings. The Commission also discussed timing constraints, noting that a recommendation timeline affects the Council’s legislative calendar and effective-date sequencing. Multiple commissioners expressed that revised materials were received too close to the meeting to allow adequate review, and they supported tabling to allow time for a clean updated document and further discussion, including the possibility of a special meeting with the full Commission present. After discussion, the Commission indicated an intent to table the LMU-O text amendment and to align it with the related rezoning case scheduled for the same meeting agenda. Mayor Spaetzel requested that the applicant revise the LMU-O text to improve clarity and readability, noting that simplifying the language and structure would help both the Commission and the public better understand the intent and requirements of the proposed overlay district. Case No. CTA-26-2 Zoning Map Amendment of the Former Power Plant site at 33570 Lake Road from I-2 and R-1A to B-3. The Commission discussed whether to proceed or to keep both cases aligned for a coordinated review; following discussion, the Commission agreed to table the rezoning item along with the LMU-O text amendment so both could be considered together with full review time. Ms. Lissner moved, and Mr. Leitch seconded to table Case No. CTA-26-1 and Case No. CTA-26- 2. Motion carried (5-0). GENERAL PUBLIC COMMENTS Carmen Pepe, a resident of Avon Lake, stated that she could not easily locate the updated proposals on the City website and encouraged the City to make materials easier to find; she also emphasized environmental concerns, including contamination cleanup and safety. William Zimmerman, a resident of Avon Lake, provided additional general public comment regarding transparency and opposition to the proposed public costs as described in public discussions.

5 March 3, 2026 Rob Shamir thanked the Commission for tabling and reiterated the importance of aligning infrastructure capacity and long-term maintenance obligations with realistic development assumptions and public commitments. ADJOURNMENT Ms. Lissner moved, and Mr. Leitch seconded to adjourn the meeting at 8:51 pm. Motion carried (5-0). _____________________________ _____________________________ Planning Commission Recording Secretary Chairperson Ma Kelly La Rosa

Memo TO: Members of the Planning Commission FROM: Kelly La Rosa, AICP, Planning & Zoning Manager DATE: March 12, 2026 SUBJECT: Supplemental Materials - Case No. CTA-26-1 Lakefront Mixed-Use Overlay District ______________________________________________________________________ Attached are the following supplemental materials related to Case No. CTA-26-1, the proposed Lakefront Mixed-Use Overlay District: 1. Comparison version of the proposed new Chapter 1219, which highlights in yellow the revisions made to the original proposed text; and 2. A clean version of the proposed Chapter 1219 reflecting those revisions. 3. Excerpt of the Avon Lake Economic Recovery & Resiliency (ER&R) Plan, which was one of the four documents suggested for review by Commissioner Rob Shahmir during the March 3, 2026, Planning Commission meeting. Commissioners previously received copies of the 2019 Avon Lake Comprehensive Plan. Two additional documents referenced during the discussion, the Redevelopment Infrastructure Plan and the Development Economic Model, do not exist at this time. Please feel free to contact me if you have any questions before the upcoming meeting.

24575009 _3 CHAPTER 1219: LAKEFRONT MIXED-USE OVERLAY DISTRICT (LMU-O) 1219.01 Purpose The Lakefront Mixed-Use Overlay District (“LMU-O District”) is intended to provide for high- quality development in alignment with a development plan for a wide-variety of nonindustrial uses for the larger parcel areas adjacent to Lake Erie, while this LMU-O District is also providing for the continued permitted uses in the base zoning district. The LMU-O District is created to transform certain larger land areas along Lake Erie from their historical industrial and/or older commercial/retail uses to a variety of permitted and conditionally permitted uses, including various types of residential living units, office uses, commercial retail uses, commercial and personal service uses, and recreational uses, such as public parks, open spaces and beach areas. This LMU- O District is also created to facilitate new mixed-use development with new public streets, bike and hike trails and open spaces for the enjoyment thereof. The redevelopment of the LMU-O District will create new roadways connected to the existing City street grid and new public and private internal roads with landscaping and public parks built to City standards. It is intended this overlay zoning district be used in conjunction with the site plan procedures of the Mixed-Use Overlay District in Chapter 1218 of this code. This approach will allow the developer the greatest flexibility in redeveloping these larger parcels with uses that are economically viable and specifically permitted under this code and will provide the City greatest control over the design of the development and the image it creates within the City, all in furthering the City’s 2019 Comprehensive Plan. It is anticipated that the LMU-O District may be developed over a number of years, in multiple phases and on individual parcels, but made a cohesive district development by way of the City’s site plan procedures which will create consistency in development across the LMU-O District. 1219.02 Location of District See attached land areas outlined in red. 1219.03 Scope and Applicability The LMU-O District is an overlay zoning district that applies as a secondary zoning district over the base zoning district(s). (a) Property owners that are subject to the LMU-O District may continue to use their property in accordance with the requirements of the applicable base zoning district. (b) At the election of the property owner, the owner may choose to develop pursuant to the LMU-O District, in accordance with this chapter, without requiring the rezoning of the base zoning district. 1219.04 Permitted, Conditional, and Prohibited Uses (a) Permitted Uses

2 24575009 _3 A combination of two or more of the following uses: (1) Multi-Family Dwellings (2) Offices: Administrative, Business, Professional, Medical (3) Cultural Facilities (4) Residential Community Centers (5) Commercial Business Support Services (6) Financial Institutions (7) Microbrewery, Microdistillery, and Microwinery (8) Mixed-Use Buildings (provided that they comply with Section 1216.05(c)) (9) Multi-Tenant Use (provided that they comply with Section 1216.05(c)) (10) Public Parks, Open Space, and Natural Areas (11) Personal Service (12) Public Marinas (13) Restaurants (14) Retail Businesses (15) Taverns or Bars (b) Conditional Uses (1) Commercial Recreational Facilities (Indoor and Outdoor) (2) Commercial Marinas, Boat Rental and Charter (3) Hotels (c) Prohibited Uses (1) Single-Family Dwellings (2) Nursery Schools and Day Care Centers

3 24575009 _3 (3) General merchandise discount stores, i.e., a retail establishment that offers a variety of product lines that are stocked in considerable depth and at discount prices. (4) Hardware or home-improvement stores primarily stocking lumber, building materials, and building supplies. (5) Stores primarily selling used merchandise, second-hand merchandise, samples, and floor models, demonstration merchandise, fire-sale merchandise, store-closing merchandise, and damaged merchandise. (6) Stores primarily selling on consignment except that such stores primarily selling art and/or jewelry on consignment are not prohibited. (7) Automotive services and uses, such as automobile and truck dealerships (including sales, rental, and leasing), automobile service stations, carwashes, and automotive body shops. (8) Indoor self-storage facilities or outdoor storage of any kind. (9) Adult Entertainment Businesses and cannabis sales. 1219.05 Development Standards (a) Shoreline Parks There shall be public park land adjacent to Lake Erie and within the LMU-O District consisting of no less than twenty (20) contiguous acres that is accessible to the public, as the shoreline exists at the time of approval of any development. (b) Setbacks (1) Buildings and other structures shall be set back from the Lake Road public right of way no greater than a minimum of ten (10) feet. (2) Setbacks of buildings and structures from the easterly and westerly boundaries of the LMU-O District shall be a minimum of fifteen (15) feet from abutting parcels with non-residential zoning or uses and a minimum of thirty (30) feet from abutting parcels with residential zoning or uses. (3) Except for the setback requirements in subparts (b)(1) and (2) of this section, there are no minimum setback requirements from property lines of parcels within the LMU-O District.

4 24575009 _3 (c) Building Height All buildings shall not exceed 100 feet in height from grade. Notwithstanding the foregoing height requirement, all buildings that front on Lake Road shall not exceed seventy-five (75) feet in height from grade for a distance of thirty (30) feet from the setback of the building from Lake Road (See, for example, Diagram below.) The “grade” for all buildings fronting on Lake Road shall be established from the grade level of the center line of the Lake Road right of way at the closest point to the southern edge of the proposed structure. Diagram (d) Density The maximum number density of residential units of all types that shall be permitted in the LMU-O District is 1,250 an average of sixty (60) units per acre of the LMU-O District; provided, however, for purposes of calculating the maximum density of residential units hereunder, acreage that is or will be used for a public park under Section 1219.05(a) shall not be included in computing the acreage of the LMU-O District. (e) Building Orientation (1) Buildings shall be oriented toward the public or private street, as applicable, unless adjacent to a common open space, in which case the Planning Commission and City Council may approve an alternative orientation to face the open space.

5 24575009 _3 (2) Buildings located near the intersection of two streets (public or private) may be oriented toward a corner. If the building is oriented toward one of the streets, any facade facing other streets shall have similar architectural styles. (f) Parking Any development in the LMU-O District shall comply with the minimum parking requirements of this code. However, the Planning Commission and City Council shall have the authority to modify the parking requirements of this code if the applicant can demonstrate adequate availability of public parking, shared parking, or other alternatives that will meet the intent of the requirements of Chapter 1234: Parking, Access, and Mobility Standards. (g) Signs (1) Signs shall be integrated into the building and landscaping plans to enhance the development’s overall appearance while providing adequate identification of the development and the structures and uses therein. (2) The requirements of Chapter 1236: Sign Standards, may be waived as part of the approval of the LMU-O District development plan when the applicant submits a master sign plan for an LMU-O District development plan application with a minimum acreage of five acres. In such cases, the master sign plan shall not allow for more than a 10 percent increase in the total sign area allowed in Chapter 1236: Sign Standards. (h) Utilities and Service Equipment All industry standard grade utilities shall be located underground. All manholes, utility boxes, entry fixtures and other service equipment shall be located inside or rear yards and away from walkways. These fixtures shall be adequately screened as provided in Section 1232.05: Screening Requirements. (i) Viewsheds Building heights, setbacks, and separation shall be provided for in the LMU-O District development plan to guarantee that views of Lake Erie from Lake Road south of any buildings in the LMU-O District will be provided between each building in the LMU-O District and that the buildings are not of such width as to prevent views of Lake Erie, and reviewed as a component of the approval process under Section 1218.03 of the code. (j) Pedestrian and Bike Connections

6 24575009 _3 There shall be pedestrian and bike access for the public from Lake Road to the public park areas along the Lake Erie shoreline. 1219.06 Procedure for Development Plan Review and Approval The applicant shall submit a plan of development and the procedure for review of the plan and the criteria for the plan shall follow the provisions of Section 1218.03 of this code. 1219.07 Modifications to Standards Notwithstanding any other provision of this code to the contrary, the Planning Commission may recommend and City Council may approve a development plan which varies from the strict standards of this Chapter and act upon the proposed application as if in compliance with this Chapter if they determine that the proposed development substantially complies with the purposes, intent, and basic objectives of this Chapter, and that through imaginative and skillful design in the arrangement of buildings, open space, streets, access drives or other features, the proposal results in a development of equivalent or higher quality than that which could be achieved through strict application of such standards and requirements. 1219.08 Phases Developments intended to be developed in phases shall proceed initially with the area indicated as the first phase. The construction sequence of subsequent phases may be reordered with the recommendation of the Planning Commission and approval of City Council, provided that the reordering does not obstruct or limit the development of all approved remaining phases. 1219.09 Areas subject to more than one overlay district Should any property in the LMU-O District also be included in another overlay district, the LMU-O District shall override the other overlay district and the provisions of this Chapter shall govern.

7 24575009 _3 Note to Planning Commission: ALERG also proposes to restrict the authority to apply the LMU-Overlay District to only the 43.23 acres owned by ALERG. The additional parcels both north and south of Lake Road formerly proposed to be included in the LMU-O District can still be redeveloped under the City Zoning Codes Chapter 1218 – Mixed-Use Overlay District. Location of Overlay District Identified in Section 1219.02 (Overlay District Outlined in Red)

24575009 _2 CHAPTER 1219: LAKEFRONT MIXED-USE OVERLAY DISTRICT (LMU-O) 1219.01 Purpose The Lakefront Mixed-Use Overlay District (“LMU-O District”) is intended to provide for high- quality development in alignment with a development plan for a wide-variety of nonindustrial uses for the larger parcel areas adjacent to Lake Erie, while this LMU-O District is also providing for the continued permitted uses in the base zoning district. The LMU-O District is created to transform certain larger land areas along Lake Erie from their historical industrial and/or older commercial/retail uses to a variety of permitted and conditionally permitted uses, including various types of residential living units, office uses, commercial retail uses, commercial and personal service uses, and recreational uses, such as public parks, open spaces and beach areas. This LMU- O District is also created to facilitate new mixed-use development with new public streets, bike and hike trails and open spaces for the enjoyment thereof. The redevelopment of the LMU-O District will create new roadways connected to the existing City street grid and new public and private internal roads with landscaping and public parks built to City standards. It is intended this overlay zoning district be used in conjunction with the site plan procedures of the Mixed-Use Overlay District in Chapter 1218 of this code. This approach will allow the developer the greatest flexibility in redeveloping these larger parcels with uses that are economically viable and specifically permitted under this code and will provide the City greatest control over the design of the development and the image it creates within the City, all in furthering the City’s 2019 Comprehensive Plan. It is anticipated that the LMU-O District may be developed over a number of years, in multiple phases and on individual parcels, but made a cohesive district development by way of the City’s site plan procedures which will create consistency in development across the LMU-O District. 1219.02 Location of District See attached land areas outlined in red. 1219.03 Scope and Applicability The LMU-O District is an overlay zoning district that applies as a secondary zoning district over the base zoning district(s). (a) Property owners that are subject to the LMU-O District may continue to use their property in accordance with the requirements of the applicable base zoning district. (b) At the election of the property owner, the owner may choose to develop pursuant to the LMU-O District, in accordance with this chapter, without requiring the rezoning of the base zoning district. 1219.04 Permitted, Conditional, and Prohibited Uses (a) Permitted Uses

2 24575009 _2 A combination of two or more of the following uses: (1) Multi-Family Dwellings (2) Offices: Administrative, Business, Professional, Medical (3) Cultural Facilities (4) Residential Community Centers (5) Commercial Business Support Services (6) Financial Institutions (7) Microbrewery, Microdistillery, and Microwinery (8) Mixed-Use Buildings (provided that they comply with Section 1216.05(c)) (9) Multi-Tenant Use (provided that they comply with Section 1216.05(c)) (10) Public Parks, Open Space, and Natural Areas (11) Personal Service (12) Public Marinas (13) Restaurants (14) Retail Businesses (15) Taverns or Bars (b) Conditional Uses (1) Commercial Recreational Facilities (Indoor and Outdoor) (2) Commercial Marinas, Boat Rental and Charter (3) Hotels (c) Prohibited Uses (1) Single-Family Dwellings (2) Nursery Schools and Day Care Centers

3 24575009 _2 (3) General merchandise discount stores, i.e., a retail establishment that offers a variety of product lines that are stocked in considerable depth and at discount prices. (4) Hardware or home-improvement stores primarily stocking lumber, building materials, and building supplies. (5) Stores primarily selling used merchandise, second-hand merchandise, samples, and floor models, demonstration merchandise, fire-sale merchandise, store-closing merchandise, and damaged merchandise. (6) Stores primarily selling on consignment except that such stores primarily selling art and/or jewelry on consignment are not prohibited. (7) Automotive services and uses, such as automobile and truck dealerships (including sales, rental, and leasing), automobile service stations, carwashes, and automotive body shops. (8) Indoor self-storage facilities or outdoor storage of any kind. (9) Adult Entertainment Businesses and cannabis sales. 1219.05 Development Standards (a) Shoreline Parks There shall be public park land adjacent to Lake Erie and within the LMU-O District consisting of no less than twenty (20) contiguous acres that is accessible to the public, as the shoreline exists at the time of approval of any development. (b) Setbacks (1) Buildings and other structures shall be set back from the Lake Road public right of way a minimum of ten (10) feet. (2) Setbacks of buildings and structures from the easterly and westerly boundaries of the LMU-O District shall be a minimum of fifteen (15) feet from abutting parcels with non-residential zoning or uses and a minimum of thirty (30) feet from abutting parcels with residential zoning or uses. (3) Except for the setback requirements in subparts (b)(1) and (2) of this section, there are no minimum setback requirements from property lines of parcels within the LMU-O District.

4 24575009 _2 (c) Building Height All buildings shall not exceed 100 feet in height from grade. Notwithstanding the foregoing height requirement, all buildings that front on Lake Road shall not exceed seventy-five (75) feet in height from grade for a distance of thirty (30) feet from the setback of the building from Lake Road. (See, for example, Diagram below.) The “grade” for all buildings fronting on Lake Road shall be established from the grade level of the center line of the Lake Road right of way. Diagram (d) Density The maximum density of residential units of all types that shall be permitted in the LMU-O District is an average of sixty (60) units per acre of the LMU-O District; provided, however, for purposes of calculating the maximum density of residential units hereunder, acreage that is or will be used for a public park under Section 1219.05(a) shall not be included in computing the acreage of the LMU-O District. (e) Building Orientation (1) Buildings shall be oriented toward the public or private street, as applicable, unless adjacent to a common open space, in which case the Planning Commission and City Council may approve an alternative orientation to face the open space.

5 24575009 _2 (2) Buildings located near the intersection of two streets (public or private) may be oriented toward a corner. If the building is oriented toward one of the streets, any facade facing other streets shall have similar architectural styles. (f) Parking Any development in the LMU-O District shall comply with the minimum parking requirements of this code. However, the Planning Commission and City Council shall have the authority to modify the parking requirements of this code if the applicant can demonstrate adequate availability of public parking, shared parking, or other alternatives that will meet the intent of the requirements of Chapter 1234: Parking, Access, and Mobility Standards. (g) Signs (1) Signs shall be integrated into the building and landscaping plans to enhance the development’s overall appearance while providing adequate identification of the development and the structures and uses therein. (2) The requirements of Chapter 1236: Sign Standards, may be waived as part of the approval of the LMU-O District development plan when the applicant submits a master sign plan for an LMU-O District development plan application with a minimum acreage of five acres. In such cases, the master sign plan shall not allow for more than a 10 percent increase in the total sign area allowed in Chapter 1236: Sign Standards. (h) Utilities and Service Equipment All industry standard grade utilities shall be located underground. All manholes, utility boxes, entry fixtures and other service equipment shall be located inside or rear yards and away from walkways. These fixtures shall be adequately screened as provided in Section 1232.05: Screening Requirements. (i) Viewsheds Building heights, setbacks, and separation shall be provided for in the LMU-O District development plan to guarantee that views of Lake Erie from Lake Road south of any buildings in the LMU-O District will be provided between each building in the LMU-O District and that the buildings are not of such width as to prevent views of Lake Erie, and reviewed as a component of the approval process under Section 1218.03 of the code. (j) Pedestrian and Bike Connections

6 24575009 _2 There shall be pedestrian and bike access for the public from Lake Road to the public park areas along the Lake Erie shoreline. 1219.06 Procedure for Development Plan Review and Approval The applicant shall submit a plan of development and the procedure for review of the plan and the criteria for the plan shall follow the provisions of Section 1218.03 of this code. 1219.07 Modifications to Standards Notwithstanding any other provision of this code to the contrary, the Planning Commission may recommend and City Council may approve a development plan which varies from the strict standards of this Chapter and act upon the proposed application as if in compliance with this Chapter if they determine that the proposed development substantially complies with the purposes, intent, and basic objectives of this Chapter, and that through imaginative and skillful design in the arrangement of buildings, open space, streets, access drives or other features, the proposal results in a development of equivalent or higher quality than that which could be achieved through strict application of such standards and requirements. 1219.08 Phases Developments intended to be developed in phases shall proceed initially with the area indicated as the first phase. The construction sequence of subsequent phases may be reordered with the recommendation of the Planning Commission and approval of City Council, provided that the reordering does not obstruct or limit the development of all approved remaining phases. 1219.09 Areas subject to more than one overlay district Should any property in the LMU-O District also be included in another overlay district, the LMU-O District shall override the other overlay district and the provisions of this Chapter shall govern.

7 24575009 _2 Location of Overlay District Identified in Section 1219.02 (Overlay District Outlined in Red)

1 Economic Recovery & Resiliency Plan City of Avon Lake, Ohio Public Review Version EXCERPT This document contains selected excerpts from the Avon Lake Economic Recovery & Resiliency Plan relevant to recommendations regarding redevelopment of the former Avon Lake Power Plant site. The complete plan is available for public review in the Community Development Department.

2 Table of Contents. Acknowledgements………………………………………………………………………………. 5 Executive Summary……………………………………………………………………………….. 6 Background and Purpose………………………………………………………………………… 8 The Planning Process……………………………………………………………………………… 10 Demographic, Economic, Industry Cluster, and Workforce Analysis……………… 12 Zoning and Land Use Analysis………………………………………………………………….. 50 Collaboration and Visioning…………………………………………………………………….. 55 Recommendations…………………………………………………………………………………. 64 Conclusion……………………………………………………………………………………………. 176 Endnotes………………………………………………………………………………………………. 177 Appendices…………………………………………………………………………………………… 181 Appendix 1. Tapestry Segmentation Appendix 2. SWOT Analysis Meeting #1 Summary Notes Appendix 3. Redevelopment Boards – SWOT Analysis Meeting #2 Appendix 4. SWOT Analysis Meeting #2 Summary Notes Appendix 5. Avon Lake ER&R Public Survey Detail Appendix 6. Avon Lake BR&E Survey Template Appendix 7. Avon Lake Economic Development Program Appendix 8. TIF Analysis Template Appendix 9. Endangered Species Report Appendix 10. Financing Programs Appendix 11. Implementation Matrix

3 About Kleinfelder, Inc. Kleinfelder, Inc. is a leading engineering, construction management, design, and environmental professional services ﬁrm. Kleinfelder operates from over 105 oƯice locations in the United States, Canada, and Australia. Established in 1961, we draw from a solid foundation of experience and thorough understanding of environmental, regulatory, economic, and civic conditions, to identify and address challenges with innovation and common-sense. For our clients, this means leveraging our integrated network of industry experts across services, geographies, and markets to develop leading-edge solutions for projects of any size. Our diverse teams quickly assemble and deploy the most appropriately qualiﬁed resources to safely deliver projects that exceed client expectations. Using our multidisciplinary services, we collaborate with clients throughout the entire project lifecycle. Our understanding of each project phase allows us to develop innovative, cost-eƯective, and practical solutions that oƯer our clients increased ﬂexibility, continuity, and coordination across all aspects of a project. Kleinfelder’s team leading this Economic Recovery & Resiliency Plan has worked together in multiple capacities on comprehensive planning, economic development planning, environmental planning and resilience, and site development planning and brings more than 25 years’ experience to the project. Kleinfelder appreciates the opportunity to be involved in this process. About the U.S. Economic Development Administration. The mission of the U.S. Economic Development Administration (EDA) is to lead the federal economic development agenda by promoting innovation and competitiveness, preparing American regions for growth and success in the worldwide economy. EDA’s investment policy is designed to establish a foundation for sustainable job growth and the building of durable regional economies throughout the United States. This foundation builds upon two key economic drivers — innovation and regional collaboration. Guided by the basic principle that sustainable economic development should be locally driven, EDA works directly with communities and regions to help them build the capacity for economic development based on local business conditions and needs. EDA’s grant investments in planning, technical assistance, and infrastructure construction are designed to leverage existing regional assets to support the implementation of economic development strategies that make it easier for businesses to start and grow, as well as to grow sustainable local economies. Congress designates a portion of EDA’s annual Economic Adjustment Assistance (EAA) funding to support communities and regions that have been negatively impacted by changes in the coal economy. “Coal economy” is a term that reﬂects the complete supply chain of coal-reliant industries. This includes, but is not limited to:  Coal mining,  Coal-ﬁred power plants, and  Related transportation, logistics, and supply chain manufacturing. To support these projects, EDA prioritizes ACC implementation projects and activities that:  Will produce multiple economic and workforce development outcomes, such as o promoting regional economic growth and diversiﬁcation, o new job creation, and

4 o reemployment opportunities for displaced coal economy workers.  Are speciﬁcally identiﬁed under local and regional economic development plans that have been collaboratively produced by diverse local and regional stakeholders. EDA continues to regularly support coal-impacted communities with a variety of economic development strategies through its Public Works and Economic Adjustment Assistance Programs (PWEAA). As the only federal government agency focused exclusively on economic development, EDA plays a critical role in facilitating regional economic development eƯorts in communities across the nation. It is with this in mind that the City of Avon Lake, Ohio thanks the EDA for its ongoing support of economic recovery and resiliency eƯorts underway in the community and region to address closure of the Avon Lake Power Plant. About Esri, Inc. ArcGIS Business Analyst. Esri’s Business Analyst data includes 15,000+ variable options from more than 130 countries, including demographics, business locations, consumer spending, and market potential, at multiple geographies. With ready-to-use and custom data infographic templates and 40+ reports, sharing the analysis done using the data included with Business Analyst alongside proprietary data is both informative and captivating. Kleinfelder used Esri, Inc. ArcGIS Business Analyst software to conduct more detailed research during the Discovery Phase, providing insights into consumer spending, generational representation, expanded demographic and economic analysis, and mapping.

5 Acknowledgements. The City of Avon Lake would like to thank all members of its Economic Recovery & Resiliency Project Team for their assistance with the completion of this Plan. The city would like to also thank the U.S. Department of Commerce, Economic Development Administration for its $75,000 investment in this Plan. This EDA project was matched by $75,000 in local funds from the City of Avon Lake. Avon Lake Economic Recovery & Resiliency Plan Project Team Members Rob Shahmir – Ward I Councilman / City of Avon Lake K.C. Zuber – Council At-Large Councilman / City of Avon Lake Christine Raymond – Pro-Tem Member / Avon Lake Planning Commission Ronald Kovach Member / Community Improvement Corporation Ted Esborn Community Development Director / City of Avon Lake Kelly LaRosa Planning & Zoning Manager / City of Avon Lake Austin Page Planning & Zoning Manager / City of Avon Lake Kyle Rose Vice President, Corporate Communications / Avient Corporation Mike Stanek Co-Owner & CFO / Hunt Imaging Jennifer Toth Owner / Floor Coverings International – Cleveland West Jamie Beier Grant – Lead Consultant Principal Professional / Kleinfelder, Inc. Lauren Falcone, AICP Principal Professional / Kleinfelder, Inc.

6 Executive Summary. The City of Avon Lake is located in Lorain County along the shores of Lake Erie and is part of the Greater Cleveland metropolitan area. The city is known for its high quality of life and lakefront access, with three and a half miles of Lake Erie shoreline that oƯers scenic views, beaches, and public parks. Avon Lake is comprised of a mix of residential neighborhoods, commercial corridors, and industrial areas, particularly near its southern and western borders. Much of the city’s economic success can be attributed to the Cleveland Electric Illuminating Company’s decision in 1924 to invest $30 million in the construction of the Avon Lake Power Plant. The coal-ﬁred power plant, located on 195 acres in Avon Beach Park along Lake Road in the City of Avon Lake, became the largest of its kind in the world and supported the attraction of major manufacturing facilities in proximity to the plant site. Today, Avon Lake’s economy is represented by a mix of light industrial, manufacturing, and oƯice-based employers, including legacy industries and newer service-sector jobs. In 2015, the Avon Lake Power Plant owner, GenOn Holdings, Inc. announced its intention to shutter operations due to changing economic conditions, higher costs including costs associated with environmental compliance, and diƯiculty competing with other generation types; however, the plant continued its operations for six more years until the ﬁnal decision to close the plant was announced in 2021. The Economic Development Recovery and Resiliency Plan (ER&R Plan) serves as a strategic roadmap for guiding Avon Lake’s growth, investment, and long-term economic stability in the face of evolving challenges and opportunities. This plan was developed to proactively address vulnerabilities exposed by recent economic disruptions, with the announced closure of the Avon Lake Power Plant, and to position the city for future success through sustainable and resilient development strategies, and aligns with priorities deﬁned within NOACA’s Comprehensive Economic Development Strategy. The now-decommissioned Avon Lake Power Plant represents a major redevelopment opportunity for the city and complements Avon Lake’s eƯorts to diversify its economy by attracting businesses in sectors like advanced manufacturing, healthcare, logistics, and technology. Rooted in community input, economic data, and best practices, the ER&R Plan focuses on three core goals:  Support Economic Recovery by reactivating key sites, strengthening local businesses, and creating conditions for job creation and reinvestment.  Advance Economic Resiliency by diversifying the economic base, modernizing infrastructure, and encouraging sustainable development practices.  Align Land Use, Infrastructure, and Workforce to better support priority industry sectors and capitalize on Avon Lake’s strategic location and talent. Key recommendations include: 1. Establish a coordinated Business Retention & Expansion (BR&E) Program that builds on Avon Lake’s valuable relationships with its existing businesses, strengthens local industry sectors, and supports existing businesses in their eƯorts to achieve long-term sustainability and success in Avon Lake. 2. Use the city’s existing CIC structure to promote a Public-Private Partnership model that brings together government and private sector stakeholders to prioritize, analyze, implement, and fund a targeted suite of economic development and site development strategies.

7 3. Implement the Avon Lake Business Attraction & Marketing Strategy to actively promote the City of Avon Lake as a desirable location for companies and talent. This strategy aims to attract new businesses across key industry sectors that will diversify, build resilience and strengthen the local economy, while focusing on development and redevelopment opportunities in designated commercial, industrial, and mixed-use areas. 4. Actively support and participate in the redevelopment of the former power plant site, exploring innovative funding strategies to transform the site into a thriving mixed-use district that attracts businesses of all sizes, encourages entrepreneurship, and maximizes its location along Lake Erie’s shoreline while prioritizing sustainability, connectivity, and public waterfront access. 5. Integrate environmental sustainability practices into citywide economic development and business attraction eƯorts, applying traditional economic development and land use practices that recognize the interconnectedness of economic growth, local ecosystems, and community well-being. 6. Complete a Comprehensive Infrastructure Plan that evaluates and guides the development, maintenance, and improvement of the city’s critical infrastructure systems, including roads, water and sewer lines, stormwater systems, utilities, and public facilities that meet the current needs and support future growth in Avon Lake. By investing in smart growth, sustainability, and innovation, Avon Lake is committed to building a more resilient and prosperous future for its residents, businesses, and future generations.

118 employment hub-strengthening the tax base, supporting infrastructure reuse, and reducing brownﬁeld vacancy. Furthermore, the NOACA CEDS notes three principles for resilient systems. Principle 1: Maintain Diversity and Redundancy expresses the need to avoid “putting all your eggs in one basket.” The goal of resilience strategies is to remain as eƯicient as possible, while acknowledging that preparing for inevitable downturns and disasters does have an initial and ongoing investment cost. In summary, Avon Lake’s business attraction strategy and site redevelopment priorities reinforce regional goals to grow a more resilient, innovation-driven, and collaborative economy, making the city a key contributor to broader regional and countywide planning eƯorts. Given Avon Lake’s limited developable land, future growth must prioritize quality over quantity, emphasizing economic outcomes rather than purely on land development. Redeveloping a waterfront brownﬁeld of this scale requires intensive coordination across disciplines including land use, real estate ﬁnance, environmental remediation, infrastructure engineering, and public engagement. It also involves working through complex regulatory frameworks and identifying appropriate funding sources at all levels of government. When sequenced properly, this redevelopment eƯort oƯers a once-in-a-generation opportunity to turn a decommissioned site into a major civic and economic asset for the region. Regenerating waterfront brownﬁelds is an extraordinarily complex process that weaves together ecology, land use, community beneﬁts, real estate economics, design, and numerous related disciplines. It also involves navigating a web of regulatory and funding agencies at the federal, state, and local levels. While the mixed-use redevelopment of former waterfront power plant sites has become a critical — yet challenging — component of urban revitalization, it also presents a signiﬁcant real estate opportunity and communities must organize and sequence design, remediation, land reuse planning, shoreline improvements, market analysis, feasibility studies, and the extensive regulatory reviews required to ensure redevelopment results in activities that generate the most valuable economic and community beneﬁt. Recommendation #4. Actively support and participate in the redevelopment of the former power plant site, exploring innovative funding strategies to transform the site into a thriving mixed-use district that attracts businesses of all sizes, encourages entrepreneurship, and maximizes its location along Lake Erie’s shoreline while prioritizing sustainability, connectivity, and public waterfront access.

119 Strategy 4.1. Consider and Analyze Multiple Economic Development Tools that Generate Funds to Support Community Facilities and Site Redevelopment EƯorts at the former Avon Lake Power Plant and Adjacent Sites. The former Avon Lake Power Plant site is one of northeast Ohio’s last lakefront redevelopment sites along Lake Erie and despite the attractive location of the site, there are several redevelopment activities and investments that must be undertaken to return the site to a new tax generating and community gathering area in Avon Lake. The Avon Lake Environmental Redevelopment Group (ALERG) is responsible for the demolition, cleanup, and satisfactorily addressing environmental issues on the site. Returning the property to a condition that allows for redevelopment is necessary for the process of attracting private developers and reassuring the city that investing in measures to preserve open space and create public accessibility are both sound pursuits. In November 2024, Avon Lake executed an interim development agreement with ALERG, which included a proposed overlay zoning district oriented toward mixed-use development with open space on the site north of Lake Road. Prior planning eƯorts, including the West End Redevelopment Plan (2014) and Gensler’s Conceptual Master Plan (2022), promote mixed-use development with open space and connectivity. Additional acreage owned by CEI exists south of Lake Road and straddles Avondale Avenue. This property is identiﬁed as industrial zoning in the future land use map and is adjacent to the city’s primary industrial and manufacturing areas. Future development of this area could include advanced manufacturing, edge and enterprise data centers, industrial, research & development, and professional oƯices. Open space and connectivity to neighborhoods and the former power plant site north of Lake Road are highly desirable and should be incorporated into any planning eƯorts. Gensler Conceptual Master Plan, 2022

120 Revenue generating mechanisms that help facilitate private and public investments at the site will be required to ensure redevelopment is ﬁnancially feasible. Programs such as TIF and special improvement districts such as New Community Authority (NCA) are two mechanisms the city should analyze to determine what funds could be generated and reinvested in eligible site development investments. As with any project looking to employ creative funding mechanisms, considerations of the tradeoƯs, limitations, and long-term implications made by using funding mechanisms/economic development tools/ﬁnancing programs/grant funds must be evaluated and accounted for before ﬁnal decisions are made to proceed with any program. The City of Avon Lake should consider the footprint these creative funding mechanisms cover and whether it makes sense to include adjacent industrial parcels south of Lake Road along Avondale Avenue to encourage cohesive redevelopment and business attraction in advanced manufacturing, datacenters, research & development, and professional oƯice. By planning early and comprehensively, Avon Lake can ensure that redevelopment eƯorts are ﬁnancially grounded, strategically sequenced and aligned with the city’s long-term economic and land use goals. West End Redevelopment Plan, 2014

121 Strategy 4.1.a. Conduct a TIF Analysis of the Former Avon Lake Power Plant Site to Determine Potential Revenue Generation from Redevelopment. To support the long-term ﬁnancial viability of redeveloping the former Avon Lake Power Plant site, the City of Avon Lake should conduct a comprehensive TIF analysis, TIF is a powerful economic development tool that allows municipalities, to redirect a portion of the real property taxes created by the increase in the assessed value of land, new structures, and remodeled structures to pay for the provision of public improvements and eliminate blight in a community. Public infrastructure improvements include, but are not limited to, public roads and highways; water and sewer lines; public parking structures; continued maintenance of those public roads and highways, water and sewer lines, and parking structures; environmental remediation; land acquisition, including acquisition in aid of industry, commerce, distribution, or research; demolition, including demolition on private property when determined to be necessary for economic development purposes; stormwater and ﬂood remediation projects, including such projects on private property when determined to be necessary for public health, safety, and welfare; the provision of gas, electric, and communications service facilities, including the provision of gas or electric service facilities owned by nongovernmental entities when such improvements are determined to be necessary for economic development purposes; and the enhancement of public waterways through improvements that allow for greater public access. Counties, municipalities, and townships may establish a TIF district for a period not to exceed ten (10) years and for an exemption of not more than seventy-ﬁve percent (75%). The TIF district may be established for up to thirty (30) years and for an exemption of one hundred percent (100%) with the approval of the impacted school district. The County or jurisdiction and the appropriate school district are required to approve a TIF compensation agreement where the jurisdiction and school district share the TIF property taxes collected after the debt service is paid. Existing property taxes continue to be paid to the respective government entities. The owner of the property makes “service payments in lieu of taxes” (commonly referred to as “PILOTs”) instead of the exempted real property taxes. The PILOTs are used to pay debt service on bonds issued.xc SAMPLE TIF ANALYSIS A sample TIF analysis provides a high-level illustration of how revenues could be generated based on a hypothetical development scenario. This sample analysis explains how incremental property tax revenues could be captured over time, allocated to a separate TIF account, and used to support public improvements tied to any eligible development activity in the city. To gain an accurate estimation of TIF revenues, the city should engage a ﬁrm with strong knowledge of Ohio’s TIF laws and a team of professionals that can appropriately model TIF calculations. This analysis

122 would deﬁne sequencing of how and when TIF revenues would be generated, estimate future eƯective tax rate escalation, and suggest how TIF revenues could be utilized. For purposes of this sample analysis, the following simpliﬁed assumptions were made: *For discussion purposes only, not related to a speciﬁc development or redevelopment project* New development and redevelopment activities typically occur over multiple phases and multiple years. To sample how a multi-year and multi-phase project would generate TIF revenues, we assume a simpliﬁed total capital investment of $10 million. Phase I will include $5 million in new construction over a three-year period; Phase II will include $2.5 million in new construction over two years; and Phase III will include $22.5 million over three years. Of the total capital investment, it is assumed 50 percent of the investment is attributed to labor and 50 percent is attributed to construction costs. The eƯective tax rate used in this analysis is Lorain County’s 2024 tax rate and an escalation rate of three percent is used to account for inﬂation. This analysis also assumes the TIF would be established for maximum rate and term prescribed by the Ohio Revised Code that does not require school board approval. This maximum rate equals 75 percent for a maximum term of 10 years. Phase I Construction Tax Year Parcel ID Address Estimated Capital Investment Estimated Taxable Value Assessed Value New Real Property Taxes TIF Proceeds 40000123456 1234 Any City Road Avon Lake, OH 44012 2025 2026 $5,000,000.00 $- $- $- $- $- 2027 $- $- $- $- $- 2028 $- $- $- $- 2029 $2,500,000.00 $875,000.00 $55,710.06 $41,782.55 2030 $57,381.36 $43,036.02 2031 $59,102.80 $44,327.10 2032 $60,875.89 $45,656.92 2033 $62,702.16 $47,026.62 2034 $64,583.23 $48,437.42 2035 $66,520.73 $49,890.54 2036 $68,516.35 $51,387.26 2037 $70,571.84 $52,928.88 $424,473.31 *For discussion purposes only, not related to a speciﬁc development or redevelopment project* Phase I involves $5 million in capital investment with a construction start date of 2026 and completion date of 2028. It is assumed the capital investment would hit the tax duplicate in the

123 following year and taxes would be due that year – 2029. Of the $5 million in Phase I capital investment, $2.5 million is estimated to represent the taxable value of real property improvements. The assessed value equals 35 percent of the taxable value, or $875,000, and at an eƯective tax rate of 63.66864, the total estimated new real property taxes generated in the ﬁrst tax year as a result of Phase I would be $55,710. Using a TIF rate of 75 percent for 10 years, Phase I would generate $424,473.31 between the years 2029 – 2037. Phase II Construction Tax Year Parcel ID Address Estimated Capital Investment Estimated Taxable Value Assessed Value New Real Property Taxes TIF Proceeds 40000123456 1234 Any City Road Avon Lake, OH 44012 2025 2026 2027 2028 2029 $2,500,000.00 $- $- $- $- 2030 $- $- $- $- 2031 $1,250,000.00 $437,500.00 $27,855.03 $20,891.27 2032 $28,690.68 $21,518.01 2033 $29,551.40 $22,163.55 2034 $30,437.94 $22,828.46 2035 $31,351.08 $23,513.31 2036 $32,291.61 $24,218.71 2037 $33,260.36 $24,945.27 $160,078.59 *For discussion purposes only, not related to a speciﬁc development or redevelopment project* Phase II assumes $2.5 million in capital investment will be constructed between 2029 - 2030, of which $1.25 million is estimated to be the taxable value of real property improvements. The assessed value equals 35 percent of the taxable value, or $437,500, and at an eƯective tax rate of 63.66864, the total estimated new real property taxes generated as a result of Phase II would be $27,855.03 and would hit the tax duplicate during tax year 2031. Using a TIF rate of 75 percent for 10 years, Phase II would generate $160,078 between the years 2031-2037. Phase III Construction Tax Year Parcel ID Address Estimated Capital Investment Estimated Taxable Value Assessed Value New Real Property Taxes TIF Proceeds 40000123456 1234 Any City Road Avon Lake, OH 44012 2025 2026 2027 2028 2029 2030 2031 $2,500,000.00 $- $- $- $- 2032 $- $- $- $- 2033 $1,250,000.00 $437,500.00 $27,855.03 $20,891.27 2034 $28,690.68 $21,518.01 2035 $29,551.40 $22,163.55 2036 $30,437.94 $22,828.46 2037 $31,351.08 $23,513.31 $110,914.60 *For discussion purposes only, not related to a speciﬁc development or redevelopment project* Phase III assumes $2.5 million in capital investment will be constructed between 2031 - 2032, of which $1.25 million is estimated to be the taxable value of real property improvements. The assessed value equals 35 percent of the taxable value, or $437,500, and at an eƯective tax rate of 63.66864, the total estimated new real property taxes generated as a result of Phase II would be $27,855. Taxes in Phase III improvements would be due in the tax year following project completion – 2033. Using a TIF rate of 75 percent for 10 years, Phase III would generate $110,914 between the years 2033-2037. The total estimated taxes generated through the TIF over the 10-year period is estimated at $695,466.

124 As the City of Avon Lake considers the structure of a TIF, it must understand the potential for multiple phases of new construction to be undertaken at a project site, the time for each phase of construction to be completed, the total estimated construction costs associated with each phase, and the sequencing of when new taxes would come onto the tax duplicate that would generate TIF revenues. The full spreadsheet of this sample TIF analysis is included as Appendix 8. An Interim Development Agreement between ALERG and the City of Avon Lake was executed on November 27, 2024, and details cooperative redevelopment eƯorts between the two parties at the former power plant site to include mixed-use development, public park, multi-family residential, oƯice and/or retail uses. Within this agreement, utilization of an Ohio Port Authority for the issuance of bonds to ﬁnance the acquisition of public park property with debt serviced in part through PILOT payments. TIF bonds may be issued on a taxable or tax-exempt basis, primarily based upon the use of proceeds. The bonds are non-recourse to the municipality and the Port Authority, and do not count against the city’s general obligation bond cap unless the city speciﬁcally agrees to provide credit support.xci There are a variety of TIF provisions under Ohio state law. The most common use of TIF proceeds is for public infrastructure, however, there is some ability to issue TIF debt for broader economic development purposes. TIF bonds are backed by some form of security in addition to the TIF proceeds. The form of this security varies depending on the structure of the deal, but it can take the form of a reserve fund, a minimum service payment agreement with the developer, a letter of credit provided by a bank, the backing of a bond fund, and/or a special assessment.xcii To properly estimate the tax revenues generated from redevelopment at the former power plant site, the estimated revenues attributed to the TIF district, and PILOT payment estimates to properly service debt and corresponding taxing authorities (e.g., schools) over the term of the TIF, the City of Avon Lake should work with a law ﬁrm or consulting ﬁrm with speciﬁc knowledge and expertise in running TIF analysis prior to making ﬁnal commitments at the project site/TIF district.

125 Comparable Redevelopment Precedent. To better understand the scale of opportunity presented by the Avon Lake Power Plant site, it is helpful to consider successful models of waterfront power plant redevelopment in other cities. Kessler Collection Plant Riverside Redevelopment Project – Savannah, Georgia. The Plant Riverside, located in Savannah, Georgia, is a transformational redevelopment project of a former power plant located along the Savannah River that has been undertaken by Richard C. Kessler’s luxury hotel and hospitality management company, The Kessler Collection. Plant Riverside District® is Savannah’s largest and most transformative adaptive reuse development to date, converting a 1912 power plant into the city’s new epicenter of culture and entertainment. The multi-billion-dollar project transformed an architectural icon and created a new legacy and vibrant destination on Savannah’s riverfront.xciii The district is home to the JW Marriott® Savannah hotel, a myriad of restaurants, retail, music and entertainment venues, and inspiring art at every turn, repurposed into an electric waterfront gathering place.

126 The district is anchored by a portion of the plant’s original structures, including the iconic smokestacks and turbine building. These structures are designated as historic by the National Register of Historic Places as part of the Savannah Historic District (Ref# 66000277).xciv Plant Riverside Project Financing and Incentives Support. Phase I of the project involved more than $350 million in capital investment with an estimated 700 new jobs created at an average salary of $32,000 a year. To support this phase of the redevelopment project, $26 million in state and local historic preservation tax credits were awarded and $33 million in city-backed bonds were issued in 2016 with another $9.7 million issued in 2019 to help ﬁnance the construction of a 488-space parking garage. Under the terms of the garage management agreement with the city, Kessler was granted exclusive use of 251 of the 488 parking spaces for the J.W. Marriott hotel. Kessler is responsible for operating and maintaining the garage and retains revenues derived from it. Kessler made interest- only payments on the bonds starting in 2019 and running through the ﬁrst half of 2022 when principal payments began.xcv Kessler agreed to pay the city an annual $100,000 risk premium fee for 30 years upon completion of the parking garage followed by $50,000 in a risk premium fee for 20 years thereafter.xcvi An initial property tax payment was made in 2022 for the garage structure in the amount of $658,753.xcvii In addition to backing the bonds, the City of Savannah invested $14 million in public infrastructure improvements for the project, including a westward extension of the Savannah Riverwalk. Source: The Kessler Collection, Plant Riverside District

127 ADDITIONAL WATERFRONT REDEVELOPMENT PROJECT EXAMPLES The Tin Building by Jean-Georges – NYC Historic Seaport – New York, New York Promenade Park – Toledo, Ohio Project Features:  $200 million Capital Investment  53,000 SF culinary marketplace  3rd ﬂoor kitchens/prep areas for onsite cooking  12 dining venues/restaurants (ﬁne dining, cafés, breakfast/lunch/dinner), bars, marketplace, ﬂower shop, shopping, outdoor seating/bar area

128 Promenade Park – Toledo, Ohio Project Features:  Concept part of city master plan  Project started in 2017 and completed in 2022  $60 ProMedica HQ investment  ProMedica HQ in former Toledo Edison steam plant building and adjacent oƯice building  Promenade Park hosts Summer Concert Series  Event lawn with LED screen for family movie nights, local sports viewing, community programmed events  Riverfront docks for boat access

129 City of Sandusky Master Plan Concepts – Sandusky, Ohio Strategy 4.1.b. Public-Private Partnership to Construct and Finance Needed Infrastructure and Facilities at the former Avon Lake Power Plant Site using New Community Authority (NCA). Public-Private Partnerships are used extensively throughout the State of Ohio to facilitate innovative development priorities as they oƯer structures where sharing in the development of ideas and the associated costs for the development and operation of future capital facilities and city services is feasible. An NCA is a well-planned, diversiﬁed, and economically sound community, or an addition to an existing community, that includes facilities for the conduct of industrial, commercial, residential, cultural, educational, and/or recreational activities.xcviii It is designed in accordance with planning concepts for the placement of utilities, open space, and other supportive facilities. Authority for the formation of an NCA is directed under Ohio Revised Code Chapter 349 and an NCA is initiated by a petition signed by all owners of the real property to be included within the boundaries of the NCA. An NCA is a separate public body governed by a board of trustees with seven to 13 members as established in the petition. Appointed trustees are eventually replaced by elected Project Features:  Concept part of city master plan  Jackson Street Pier Concept w/kayaks and Jet Express dock  Hogrefe Building – 1st ﬂoor commercial/retail; 2nd ﬂoor law ﬁrm; 3rd ﬂoor multi-family housing  Battery Park Concept puts greenspace along lakefront w/marina areas and mixed-use buildings set closer to streets  .41 TIF, City CRA, JobsOhio Vibrant Community Funding

130 trustees as the NCA area is developed. Developer appointed trustees must constitute the minority of any quorum for board of trustee actions.xcix that may oversee, coordinate, construct, and ﬁnance public infrastructure improvements and community facilities. The petition for an NCA establishes its community development program. Community development programs set forth the land development activities (e.g., constructing roads, sanitary and storm sewers, water distribution systems, sidewalks, and other public improvements) and community facilities (e.g., public buildings, parks, and educational, cultural and recreational facilities) the NCA will construct, operate or maintain. Community development programs may be adjusted by amending the petition or, if permitted by the petition, by resolution of the NCA board of directors.c NCAs have broad statutory powers to implement their community development program. These powers include the ability to acquire and dispose of property, enter into agreements with governments, developers or other parties (without competitive bidding, but subject to prevailing wage) for land development activities, and to construct community facilities (such as community and recreation centers, auditoriums, parks, daycare centers, schools, hospitals and utilities), levy and enforce community development charges, hire employees and issue bonds. Ohio Revised Code Chapter 349 also provides NCAs and governmental entities or agencies the power to cooperate to carry out the community development program. NCAs do not have zoning or subdivision regulation powers or the power to provide ﬁre or police protection. NCAs may only supply water or sewage treatment and disposal services if they cannot be obtained from existing political subdivisions.ci An NCA can levy a "community development charge" within its boundaries to pay for its community development program if permitted by its petition and real property instruments encumbering land within its boundaries. Community development charges can be determined based on real property assessed valuation, the income of residents of the NCA, the proﬁts of businesses within the NCA, a uniform fee per parcel or any combination of the foregoing. Community development charges can be collected by the NCA or certiﬁed to the county auditor for collection with real property taxes.cii An NCA can also take on debt by issuing bonds to fund its community development program. These bonds can be paid for and secured by community development charges or other income sources (e.g., rentals, user fees, sale proceeds, grants, gifts, etc.). The bonds are a debt of the NCA and not a debt of any county, township, municipality or other subdivision.ciii New community authorities can be utilized in addition to traditional public ﬁnancing on projects. NCAs are often combined with CRA tax abatements or TIF as part of a project’s overall ﬁnancing strategy. NCAs can be used to create a replacement charge as a way to monetize tax abatement. For projects with large public infrastructure needs, NCAs can be used to create revenue in addition to a traditional TIF. The ﬂexibility to design charges speciﬁc to the economic activity created by the new development can supercharge development possibilities.civ NCAs are widely used throughout Ohio; however, only one NCA has been established in northeast Ohio. In March 2025, the City of Cleveland established the North Coast Waterfront NCA which includes property along the lakefront owned by the North Coast Waterfront Development Corporation, the Rock & Roll Hall of Fame, the Great Lakes Science Center, Huntington Bank Field, and small apartment and retail buildings at North Coast Harbor. The property is city-owned, but nonproﬁts and businesses lease some of the acreage. The corporation is looking to construct the North Coast Source: City of Cleveland

131 Yard pop-up park, with room for basketball courts, roller skating, pickleball, and live music as part of eƯorts to bring more people to the waterfront north of Huntington Bank Field where 25 acres of city-owned land sits vacant for much of the year. The North Coast Waterfront NCA will levy surcharges on users and visitors within the designated area, with fees capped at $5 for parking, $2 for admissions, and ﬁve percent on retail sales.cv NCA Redevelopment Case Study Bridge Park New Community Authority – Dublin, Ohio. Bridge Park is a historic transformation of place in the City of Dublin, Ohio that brings mixed-use development into the city as a development that was planned with higher density than most of the city’s traditional suburban acreage. Crawford Hoying developed the site that today encompasses both sides of the Scioto River and has added hundreds of residences, dozens of new businesses, and new urban experiences.cvi The project has been successful only because of the strong public- private partnership that includes the City of Dublin, Crawford Hoying Development Partners, Bridge Park Community Authority, and Columbus-Franklin County Finance Authority.cvii Responsibilities of the parties include: City of Dublin – Establishes TIFs, authorizes tax abatements, and funds Phase 1 roadway improvements and two parking garages (Block B & C). Public Improvements (City Issued Debt)  Phase 1 Roadway Improvements - $11.1 million  Parking Garage B - $16 million (851 reserved/public parking spaces)  Parking Garage C - $16 million (869 reserved/public parking spaces) Funding for City Debt  All TIF revenue (service payments) generated within Block B & C directed towards payment of debt service associated with garages and roadways  Minimum Service Payment Guarantee – approximately $2.625 million annually, calculated on the anticipated 30-year principal and interest payments on City debt Crawford Hoying Development Partners – Develops and owns private development and constructs and manages community facilities. Credit: City of Dublin, Ohio Source: North Coast Waterfront Development Corp.

132 Developer Expenses  Parking Garages (A, D, F, G, Z, and Events Center) - $54.97 million  Phase 2 Roadway Improvements - $2.9 million  Phase 3 Roadway Improvements - $2.6 million Funding for Developer Expenses  TIF revenue (service payments) generated on all development blocks other than Blocks B & C  NCA Charge – owner-occupied properties during CRA; backstop on all properties  NCA Bed Tax Revenue – separate from the City’s bed tax  Bed Tax Grant  Sales charges  Private Sources Bridge Park Community Authority (BPCA) – Levies and collects community development charges. Columbus-Franklin County Finance Authority (CFCFA) – Issues bonds and owns community facilities. Community Facilities  Parking Garages A, D, F, G, and Z ($48.47 million) and Event Center ($6.5 million) The Development Agreement with Crawford Hoying Development Partners notes there is no limit in the amount of debt the CFCFA can issue for community facilities, however, coverage in terms of annual TIF and NCA revenue must be 120% of the annual debt service.cviii North Market Bridge Park New Community Authority – Dublin, Ohio. Within the Bridge Park development, a second NCA was established. The North Market Bridge Park opened in 2020 in the City of Dublin, Ohio at the Bridge Park development. This market features eighteen local “tastemakers” that oƯer fresh groceries, prepared foods, and gifts. This NCA was created to fund ongoing infrastructure improvements, including new garages, streets, and the public market. The NCA established a Board of Trustees in accordance with the Ohio Revised Code and that Board approved an NCA community development charge of 0.5% on gross receipts at restaurants and retail businesses and 1% on hotels.cix Establishing an NCA at the former power plant site and levying a community development charge for surface parking, parking garages, construction and maintenance of public/open spaces, admissions to events held in public open spaces, and retail and hospitality sales will help fund necessary public infrastructure and facilities construction and ongoing maintenance Credit: NorthMarket.org

133 at the project site. The Avon Lake NCA should also analyze the feasibility of issuing bonds to fund certain community development investments to construct such facilities. Strategy 4.1.c. U.S. Economic Development Administration Public Works, Economic Adjustment Assistance, and Assistance to Coal Communities Programs. Redevelopment of the former power plant site and the surrounding area includes attracting a dynamic mixed-use district designed to attract a range of retail, service, and professional businesses and complimentary advanced manufacturing, industrial, and professional oƯice facilities south of the site along the Avondale Avenue corridor. EDA’s Public Works and EAA Programs fund a variety of activities, including business accelerators and public infrastructure improvements for advanced manufacturing, industrial, and associated operations. As redevelopment along this Lake Road area unfolds, the city and AL CIC should consider pursuing relevant EDA funding to enhance these diverse, yet compatible, business opportunities. EDA Funding for Small Businesses, Maker Spaces, and Co-Working Hubs. Locating entrepreneurial uses here oƯers a strategic advantage, allowing businesses to leverage proximity to Avon Lake’s industrial and advanced manufacturing sectors while strengthening and diversifying the overall business mix at the site. EDA has invested in business accelerators, maker spaces, and incubators around the country whose purposes share similarities with Avon Lake. The city and AL CIC should look to EDA for funding of an Avon Lake Business Accelerator that would be a primary ground-ﬂoor anchor tenant that could locate either on the power plant site or in Avondale industrial and oƯice corridor, giving proximity to business activities along this corridor and fostering partnerships between local entrepreneurs and established businesses. The Ohio Venture Pipeline is a grassroots collaboration that provides deal ﬂow as a public service and tracks completed investment deals throughout the state, including those made by venture capital ﬁrms, angel investors, and private equity groups.cx The organization’s most recent report on capital ﬂows in Ohio is for the years 2017-2021 where signiﬁcant growth in venture capital investments have been made in materials and resources, consumer products and services (B2C), business products and services (B2B), and healthcare. Notable growth has also taken place in the ﬁnancial services and IT sectors as well and, at the end of 2021, more than $2.3 billion in venture investments had been made across these sectors in Ohio.cxi

134 Source: Ohio Venture Pipeline, National Venture Capital Association Source: Ohio Venture Pipeline, National Venture Capital Association Source: Ohio Venture Pipeline, National Venture Capital Association

135 Given that most of the deal ﬂow in Ohio occurs at the pre-seed and seed stages, and with the Northeast Ohio region represented 33% of all venture capital investments in 2023, there is a clear opportunity for Avon Lake to position itself as a supportive environment for early-stage businesses. With strong local industry and workforce assets, and access to regional entrepreneurial resources the city should explore the creation of a business accelerator or maker space at the former power plant site or at the adjacent Avondale Avenue corridor. These facilities could provide critical space and technical support to help startups launch and scale. Businesses successfully “graduating” out of the accelerator or maker space should then be supported in their search for available commercial, retail, or industrial spaces in designated development areas and targeted Focus Areas throughout the city. Additionally, working in partnership with local, regional, and state partners and regional foundations, the City of Avon Lake should explore how to leverage venture capital and startup funds to creatively invest in pre-seed and seed stage companies. To illustrate what this could look like in practice, the following examples highlight how communities successfully leveraged EDA support to create a manufacturing and tech-focused accelerator that fueled local innovation and job creation. Warehouse Business Accelerator – Loveland, Colorado. The Warehouse Business Accelerator received a $544,000 EDA grant to support the expansion of local capacity and technology resources in Larimer County, Colorado. EDA’s investment was instrumental in enabling the Warehouse Business Accelerator to grow its entrepreneurship program by serving more early-stage tech and advanced manufacturing businesses and bringing greater economic impact and opportunity to the community. Using EDA funds, the accelerator is leveraging existing private-sector partnerships to help second-stage manufacturing and technology companies overcome barriers to scaling, ensuring their long-term sustainability and economic impact. The project also aligns with broader goals of fostering economic resilience, supporting disaster recovery, and driving technology-driven economic development while ensuring equitable access to essential business resources.cxii Warehouse member, Meshcomm Engineering, collaborates on product development at the Warehouse Innovation Hub (Credit: WHO13 News).

136 The Fort – Columbus, Ohio. The Fort is a business ecosystem that is home to a diverse community of makers and entrepreneurs. In 2017, longtime Columbus furniture company, Fortner Upholstering, consolidated from three manufacturing facilities to one in an historic array of buildings at 2000-2050 S. High St. The legacy of craftsmanship within these walls made it the perfect home for Fortner Upholstering. After renovations were completed on the former industrial building and the upholstery business operations were underway, The Fort was established as a creative maker space to open other areas of the Fortner campus for lease.cxiii Today, there are over 50 businesses within the main campus. Fortner and The Fort has expanded its footprint to include two neighboring properties at 2108 and 2025 S. High St. which have brought in three more neighbors, including an event space and a brewery.cxiv The Fort oƯers predeﬁned spaces and community gathering spaces for tenants and is ideal for makers, restaurants, distribution, and other oƯice uses. The Fort leases space ranging from 1,000 to 16,000 square feet and lease rates are based on space requirements and build out needs. Source: The Fort Columbus

137 The Fort Community of Tenantscxv Main Campus Aiden & Grace Specialty Rentals Columbus Printed Arts Center Dyonna James Photography Ghost River Furniture Community Maker Space Source: The Fort Columbus Creative and Flexible Spaces Source: The Fort Columbus

138 Marc Desrosiers Mary Dietsch Architecture & Design Menges Design Miss Birdy Milliennial Suite, LLC Mynte Design Co. Nick Fancher Photography Prema Designs Capture 614 Photography Rachelle Smith Art Studio Rent Wedding Chairs Roof Die Tool & Machine STUMP Plants Tenet Construction Kiln Room The Yusufs TOTE collab Vanish Point Photography VR Patients 2060 S. High St. Upright Press 2050 S. High St. And Here We Are The Actors’ Theatre of Columbus Common Species Crew Supply Co. Flimsee Foreground Studio Fortner Upholstery Jehan LLC Photography Matchbox LTD Meghan Kerr Planthropy Steelton Glass Co. The Smithery The Speculo Group 2025 S. High St. 17th Star Distributing Balancing Life Brigham Visuals

139 Continuum Transportation Services Deep Clean Black Products Dotson Cooke Hans Kruze Photo Karen Hamilton Law SAW Transportation Sewing Simpliﬁed The Kingdom Fashion Two Men & A Vacuum UJJO CoƯee Wild Ohio Brewing 2055 S. High St. S&S Trucking Architectural Roof Solutions Sky Dogs Training 2108 S. High St. Via Vecchia Winery 2112 S. High St. Topper Supply 1981 S. High St. Rhombus Construction EDA Funding for Public Infrastructure Improvements to Support Manufacturing Business Growth. EDA oƯers targeted funding programs speciﬁcally designed to support the critical development and modernization of public infrastructure improvements that enable manufacturing business growth. These investments focus on building the foundational assets — such as roads, utilities, broadband, water and sewer lines, stormwater systems, and energy systems — needed to attract, retain, and expand manufacturing operations. By leveraging EDA infrastructure funding, communities like Avon Lake can proactively upgrade or expand infrastructure in targeted industrial and manufacturing corridors, enhancing site readiness and creating competitive advantages for business development. These improvements not only support the expansion of existing manufacturers but also position the community to attract new investment from advanced manufacturing sectors, boosting local employment and diversifying the tax base. Infrastructure projects supported by EDA often prioritize resiliency, sustainability, and futureprooﬁng, ensuring that the investments meet the evolving needs of modern industries. For Avon Lake, pursuing EDA funding could catalyze development along the Avondale Avenue corridor that strengthens supply chain ecosystems and creates new opportunities for entrepreneurship and innovation tied to manufacturing.

140 To better understand how EDA funding can be eƯectively leveraged to expand industrial capacity and stimulate economic growth, the following case study highlights a community that pursued similar infrastructure goals. Like Avon Lake, the City of Milbank sought to improve public infrastructure adjacent to its primary industrial corridor to attract private investment, support job creation, and enhance site readiness for future development. Milbank Industrial Park - Milbank, South Dakota. The City of Milbank, in partnership with the Grant County Development Corporation (GCDC), was awarded a $2.5 million grant from the U.S. Economic Development Administration (EDA) in 2024 to ﬁnance essential infrastructure enhancements for their industrial park expansion that EDA expects will support substantial enhancements to Milbank’s industrial infrastructure which lays the groundwork for sustainable regional economic growth.cxvi Milbank Industrial Park is currently home to several businesses, including Apex, J&J Earthworks, Valley Ag, and Valley Rental & Recycling. The grant will support the development of 12 additional lots, along with the construction of new infrastructure (streets, curb, and gutter, storm sewer, drainage facilities, watermain, sanitary sewer) and other necessary work for infrastructure and grading costs to facilitate development.cxvii The assistance from the EDA will be combined with $615,400 from GCDC funds that include a $500K grant from the South Dakota Local Infrastructure Improvement Program (LIIP). As a result of the investments, the city estimates $8 million in private investments and new job creation will be induced, further aligning with the goals of the City of Milbank and the GCDC. Similar to Avon Lake, this industrial park is located adjacent to the City of Milbank’s primary industrial area and is adjacent to a majority of the city’s residential areas. Strategy 4.1.d. Other Funding Mechanisms and Economic Development Program Considerations. Leveraging a variety of funding programs and economic development tools is Source: South Dakota Zoom Prospector

141 important for supporting business growth and attracting new investment. DiƯerent programs — such as grants, tax incentives, low-interest loans, and infrastructure funding — can be layered to lower development costs, reduce ﬁnancial risk for companies, and enhance Avon Lake’s competitiveness. By using these tools in combination, the city of Avon Lake can focus on key priorities like upgrading public infrastructure, supporting small businesses and entrepreneurs, attracting advanced manufacturing, and revitalizing underutilized sites. This approach helps maximize the impact of each dollar invested, accelerates project timelines, and ensures that growth is sustainable, holistic, and aligned with the community’s long-term vision. Economic Development Tool Examples Program Ownership Community Reinvestment Area City of Avon Lake Community Development Block Grant Lorain County Small Business Administration 504 Loan SBA Approved CDCs – Growth Capital Corporation (Cleveland), Cascade Capital Corporation (Akron) Small Business Loans SBA Economic & Community Development Institute (ECDI) ODOT Jobs & Commerce Grant ODOT Jobs & Commerce Division Roadwork 629 Fund Ohio Department of Development Special Improvement District/Property Assessed Clean Energy (PACE) Northeast Ohio Public Energy Council (NOPEC) Rural Industrial Park Loan Program Ohio Department of Development Transportation Alternatives Program Ohio Department of Transportation Bond Funding, Capital Lease Transactions, Infrastructure Financing Lorain Port and Finance Authority, Cleveland- Cuyahoga County Port Authority, Toledo-Lucas County Port Authority Capital Improvements, Public Infrastructure Ohio Public Works Commission Clean Air Improvement Program, Building a Healthy Ohio, Small Business Assistance, Solar Generation Fund Ohio Air Quality Development Authority Strategy 4.2. Prioritize Public Lakefront Access and Mixed-Use Development Land Uses. Prioritizing public lakefront access and mixed-use development at the former power plant site is a once-in-a-generation opportunity to reclaim a historically restricted industrial property and turn it into a vibrant, accessible, and economically productive asset for the entire community. Avon Lake’s location along the Lake Erie shoreline is one of its most valuable natural and civic resources. Ensuring public access allows all residents and visitors – not just private interests – to enjoy the lakefront through open spaces, trails, and community events.

142 A thoughtfully planned mixed-use development can attract a diverse mix of businesses, support local entrepreneurship, generate new tax revenue, and create year-round activity that strengthens the city’s economic base. Additionally, integrating sustainable design and environmental restoration helps repair the site’s industrial legacy, enhance climate resilience, and restore habitats and ecological health. Together, these priorities reﬂect a forward-looking vision for Avon Lake – one that embraces economic innovation, environmental stewardship, and balanced community development. This approach transforms a legacy site into a civic destination and economic driver that beneﬁts current and future generations. INNOVATIVE FUNDING SOLUTIONS KPI EXAMPLES Sufficient TIF Revenues NCA Development Charge Revenues Funding Eligible Projects Grant Funding Awards Secured Long-Term Revenue Generation Gensler Conceptual Master Plan, 2022

143 Existing Planning Alignment: Undertaking redevelopment of the former Avon Lake Power Plant and surrounding area to attract a mix of new businesses and land uses aligns with the Lorain County Strategic Plan’s Pillar 4: Support Innovative Industry and Economic Development. Within this pillar, helping to facilitate the revitalization of key downtown areas, encouraging the attraction of emerging future-oriented industries, and promoting the county’s strategic positioning in manufacturing and food industries are action steps Lorain County is to pursue and would be aligned with economic development activities on and around the former power plant site. This also aligns with the county’s Pillar 5: Facilitate creative solutions to transportation, housing, and infrastructure needs. This activity aligns with the NOACA CEDS across multiple strategic priorities, reinforcing the region’s vision of a more innovative, equitable, and resilient economy. Speciﬁcally, the redevelopment of the former Avon Lake Power Plant aligns with CEDS goals in:  Tourism and Cultural Activities: Enhancing public access to the shoreline, restoring ecological function, and incorporating public art or interpretive elements all contribute to increased visitation, civic pride, and cultural vibrancy consistent with NOACA’s tourism and community identify goals.  Housing and Parks & Recreation: The potential for integrating housing and recreational amenities into the waterfront plan supports NOACA’s emphasis on quality of place. Mixed- use development near Lake Erie not only expands housing choice but also fosters livability and wellness.  Innovation & Entrepreneurship: by transforming the site into a hub that attracts businesses of all sizes and fosters entrepreneurial ventures, the project promotes the growth of high- value, future-oriented sectors and supports small business development-core tenets of NOACA’s innovation objectives.  Manufacturing: The site’s redevelopment provides an opportunity to modernize and diversify Avon Lake’s industrial base, welcoming advanced and clean manufacturing that aligns with NOACA’s regional strengths and promotes job creation in high-skill sectors.  Workforce Development: The project opens pathways to engage local educational institutions, technical programs, and workforce agencies in preparing residents for emerging industries. This aligns with CEDS strategies to build a robust and adaptive regional workforce capable of supporting next-generation employers.  Economic Resilience: Revitalizing a legacy industrial site into a mixed-use waterfront district enhances the region’s resilience by reactivating dormant land, strengthening the tax base, and creating a diverse mix of uses. This reduces reliance on single-sector employment and positions Avon Lake to weather future economic shifts more eƯectively.

FORMER POWER PLANT SITE – ZONING MAP AMENDMENT Report To: Avon Lake Planning Commission From: Kelly La Rosa, AICP, Planning and Zoning Manager Date: February 25, 2026 Re: Case No. CTA-26-2, Zoning Map Amendment for the Former Power Plant Site Located at 33570 Lake Road, Rezoning from I-2 General Industrial District and R- 1A Single-Family Residence to B-3 Special Commerce District. PROJECT OVERVIEW The Planning Commission has been asked to consider a request submitted by Avon Lake Environmental Redevelopment Group LLC (ALERG), with the City of Avon Lake as applicant, to rezone the former power plant property located at 33570 Lake Road. The subject site consists of approximately 43.23 acres of fee-owned land, together with approximately 5.32 acres of submerged lease area extending into Lake Erie, as depicted in Exhibit A. The majority of the property is currently zoned I-2 (General Industrial District), consistent with its historic operation as an electric generation facility. Two smaller parcels included in the request (Parcels 6 and 7) are currently zoned R-1A (Single-Family Residence). The applicant seeks a zoning map amendment to rezone all included parcels to B-3 (Special Commerce District) in order to establish a unified commercial zoning classification that would facilitate coordinated redevelopment of the site following cessation of industrial operations. The proposed rezoning is referenced in the Interim Development Agreement previously approved by City Council for the former power plant site as part of the broader redevelopment planning efforts. Figure 1 33570 Lake Road, Google Earth 10/28/2011:

Planning Commission February 25, 2026 Case No. CTA-26-2 Former Power Plant Site Zoning Map Amendment Page 2 of 5 The site extends from Lake Road north to Lake Erie and includes shoreline frontage and the outlet area of Powdermaker Creek along its eastern boundary. The former power plant structures have been cleared away, and much of the above-ground industrial infrastructure has been removed. The property is now largely clear and positioned for comprehensive redevelopment, representing one of the largest redevelopment opportunities within the City. PROJECT DESCRIPTION Location: 33570 Lake Road, Avon Lake Site Area: Per Exhibit A, the site includes: • Parcel 1: 41.38 acres • Parcel 6: 1.11 acres • Parcel 7: 0.74 acres • Total Fee Parcels: 43.23 acres • Submerged Lease: 5.32 acres The property fronts on Lake Road and extends north to Lake Erie. Powdermaker Creek is shown along the eastern portion of the site. Current Zoning: I-2, General Industrial District (majority of the site); and R-1A Single-Family Residence District (Parcels 6 and 7). Proposed Zoning: B-3, Special Commerce District Surrounding Context: The property is situated along the Lake Road corridor within an area characterized by a mix of residential, commercial, and industrial zoning. To the west, two parcels currently zoned R-1A (Single- Family Residence) are included as part of the rezoning request. Immediately beyond those parcels lies land zoned P-I (Public and Institutional), commonly known as Miller Park. To the south, the zoning pattern includes I-2 (General Industrial), R-3 (Multi-Family Residence), and B-3 (Special Commerce), reflecting a transition in intensity along the corridor. To the south and east, the property adjoins areas zoned B-3 (Special Commerce) District. Comprehensive Land Use Plan: The City’s Comprehensive Land Use Plan identifies the subject property as Industrial. Adjacent areas to the south and east are designated Commercial, while land to the west is identified as Parks and Open Space. Properties to the south reflect a mix of Commercial, Industrial, and Residential designations, consistent with the Lake Road corridor’s transitional character. Figure 3: Excerpt Avon Lake CLUP, May 2019 Figure 2: Excerpt Avon Lake Zoning Map, Jan 1, 2022 SITE SITE

Planning Commission February 25, 2026 Case No. CTA-26-2 Former Power Plant Site Zoning Map Amendment Page 3 of 5 Applicable Code Section: 1214.02: Code Text and Map Amendment apply. PROJECT ANALYSIS ZONING AND LAND USE The Comprehensive Land Use Plan designates the subject property as Industrial, and the majority of the site is currently zoned I-2 General Industrial, with Parcels 6 and 7 zoned R-1A Single-Family Residence. These classifications reflect the property’s historic role as a power generation facility. However, the site is no longer operating in that capacity, and the continuation of heavy industrial zoning permits uses that may not align with the evolving development pattern of the Lake Road corridor. The proposed rezoning to B-3 Special Commerce shifts the regulatory framework from heavy industrial to commercial use. B-3 Special Commerce permits retail, service, office, and related commercial activities, which are generally lower in operational intensity than the industrial uses allowed under I-2. This represents a reduction in permitted intensity while establishing a zoning structure that supports reinvestment. Given the site’s size, shoreline frontage, and separation from interior neighborhood streets, it is uniquely positioned for comprehensive redevelopment. Its scale allows for coordinated site planning, buffering, and phased development that would not be feasible on smaller parcels. The rezoning does not approve a specific development proposal. Any future redevelopment will be subject to detailed site plan review, including evaluation of access, utilities, stormwater management, buffering, and compatibility with surrounding properties. SUSTAINABILITY AND ENVIRONMENTAL IMPACT The subject property represents a previously developed industrial site along the Lake Erie shoreline. Redevelopment of former industrial land provides an opportunity to reinvest in an existing site rather than expand development into undeveloped or greenfield areas. Transitioning from I-2 General Industrial and R-1A Single-Family Residence to B-3 Special Commerce modifies the range of permitted uses on the property and eliminates heavy industrial activities previously allowed under I-2. Because the property is located along the Lake Erie shoreline, future development will require careful consideration of stormwater management, shoreline stability, and water quality protection. Any redevelopment proposal will be subject to applicable federal, state, and local environmental regulations, including permitting requirements and engineering review, including review by the Ohio Environmental Protection Agency and other applicable regulatory agencies, as required. The size of the parcel allows for comprehensive site planning that can incorporate modern stormwater practices, landscaping, buffering, and potential open space elements as part of redevelopment.

Planning Commission February 25, 2026 Case No. CTA-26-2 Former Power Plant Site Zoning Map Amendment Page 4 of 5 Importantly, the rezoning itself does not authorize construction or site alteration. Environmental impacts, mitigation measures, and sustainability strategies will be evaluated in greater detail at the time of site plan review and any required environmental permitting. DEVELOPMENT REVIEW COMMITTEE CONSIDERATIONS The Development Review Committee reviewed the rezoning request and issued no comments. Because the application is limited to a zoning map amendment and does not include a specific site development plan, detailed engineering, utility, traffic, landscaping, and infrastructure review will occur at the time of future site plan submittal. REVIEW AND RECOMMENDATION BY THE COMMISSION Section 1214.02: Code Text and Map Amendments outlines the procedures governing amendments to the zoning map and text, including application requirements and review standards. It ensures that proposed amendments are consistent with the Comprehensive Land Use Plan, promote orderly development, and consider impacts on surrounding properties, infrastructure, and community objectives. Review Criteria Recommendations and decisions on zoning change requests will be evaluated based on the review criteria outlined in 1214.02 (e), which are provided below for your convenience. Not all criteria may be applicable in each case, and each case shall be determined by its facts. (1) The proposed amendment is consistent with the comprehensive land use plan, other adopted city plans, and the stated purposes of this code. (2) The proposed amendment is necessary or desirable because of changing conditions, new planning concepts, or other social or economic conditions. (3) The proposed amendment will promote the public health, safety, and general welfare. (4) The proposed amendment, if amending the zoning map, is consistent with the stated purpose of the proposed zoning district. (5) The proposed amendment, if to the zoning map, follows lot lines or the centerlines of streets, railroads, or other rights-of-way. (6) The proposed amendment is not likely to result in significant adverse impacts upon the natural environment, including air, water, noise, stormwater management, wildlife, and vegetation, or such impacts will be substantially mitigated. (7) The proposed amendment will not constitute spot zoning where special treatment is given to a particular property or property owner that would not be applicable to a similar property under the same circumstances. (8) The proposed amendment is not likely to result in significant adverse impacts upon other property in the vicinity of the subject tract.

Planning Commission February 25, 2026 Case No. CTA-26-2 Former Power Plant Site Zoning Map Amendment Page 5 of 5 RECOMMENDATION BY THE COMMISSION After reviewing the zoning map amendment request and review criteria, the Commission will decide whether to send it back to the applicant for revisions or recommend approval or denial to the City Council. The Community Development staff will promptly forward the Commission’s written findings and recommendations to City Council for review and approval. Potential Motion: A motion should be made in the positive. A minimum of four "yes" votes to approve or "no" votes to reject the request are required to make a recommendation to City Council. The language provided below is a guide; it is not intended to suggest a specific action by the Planning Commission. SUBSEQUENT ACTION Following Planning Commission action and consistent with Section 1214.02, the case will proceed to City Council for final consideration. As a zoning map amendment, City Council must hold a public hearing and provide notice in accordance with Sections 1214.02 and 1214.01, including mailed notice to property owners within 300 feet of the subject property and published notice at least 10 days before the hearing. For clarity, if City Council considers the proposed Lakefront Mixed-Use Overlay District text amendment concurrently with this zoning map amendment, the mailed and published notice should reference both legislative actions. After the public hearing, Council may approve or deny the proposed amendment by ordinance in accordance with applicable procedures. ATTACHMENTS • Application to Planning Commission • Exhibit A – Depiction of Property I move to recommend approval of Case No. CTA-26-2, Zoning Map Amendment of the Former Power Plant Site at 33570 Lake Road from I-2 General Industrial District (majority of the site) and R-1A Single-Family Residence (Parcels 6 and 7) to B-3 Special Commerce District.

City of Avon Lake, Ohio February 20, 2026 Record No: CTA- 26-2 Code Text Amendment Status: Active Submitted On: 2/19/2026 Primary Location 33570 LAKE RD AVON LAKE, OH 44012 Owner AVON LAKE ENVIRONMENTAL REDEVELOPMENT GROUP LLC 12601 PLANTSIDE DR LOUISVILLE, KY 40299 Applicant Kelly La Rosa 440-930-4110 klarosa@avonlake.org 150 Avon Belden Road Avon Lake, Ohio 44012

XHIBIT A [Depiction of Property] sas en eS ——— 22122081 _1