toledo city plan commission report august 13, 2020

TOLEDO CITY

PLAN COMMISSION

REPORT

August 13, 2020

Toledo-Lucas County Plan Commissions One Government Center, Suite 1620, Toledo, OH 43604

Phone 419-245-1200, FAX 419-936-3730

MEMBERS OF THE TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

TOLEDO CITY PLAN COMMISSION LUCAS COUNTY PLANNING COMMISSION

KEN FALLOWS DON MEWHORT (Chairman) (Chairman)

ERIC GROSSWILER MICHAEL W. DUCEY (Vice Chairman) (Vice Chairman)

JULIA BRYANT TINA SKELDON WOZNIAK (County Commissioner)

JOHN ESCOBAR PETER GERKEN

BRANDON REHKOPF (County Commissioner)

GARY L. BYERS (County Commissioner)

MIKE PNIEWSKI

KEN FALLOWS

MEGAN MALCZEWSKI

JULIA BRYANT

BRANDON REHKOPF

JOSHUA HUGHES

THOMAS C. GIBBONS, SECRETARY

LISA COTTRELL, ADMINISTRATOR

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS APPLICATION DEADLINE, AGENDA, STAFF REPORT AND HEARING

SCHEDULE - 2020

APPLICATION DEADLINE*

AGENDA SET

STAFF REPORT

DISTRIBUTED

HEARING DATE

CITY PLAN COMMISSION (HEARINGS BEGIN AT 2PM)

November 25 December 20 December 27 January 9

December 30 January 27 January 31 February 13

January 27 February 24 February 28 March 12

February 24 March 23 March 27 April 9

March 30 April 20 April 24 May 14

April 27 May 25 May 29 June 11

May 25 June 22 June 26 July 9

June 29 July 20 July 24 August 13

July 27 August 24 August 28 September 10

August 24 September 21 September 25 October 8

September 21 October 19 October 23 November 5**

October 19 November 16 November 20 December 3**

COUNTY PLANNING COMMISSION (HEARINGS BEGIN AT 9AM)

December 9 January 6 January 10 January 22

January 13 February 10 February 14 February 26

February 10 March 9 March 13 March 25

March 11 April 8 April 10 April 22

April 13 May 11 May 15 May 27

May 11 June 8 June 12 June 24

June 8 July 6 July 10 July 22

July 13 August 10 August 14 August 26

August 10 September 7 September 11 September 23

September 14 October 12 October 16 October 28

October 5 November 2 November 6 November 18**

November 2 November 30 December 4 December 16**

* County deadlines are for Preliminary Drawings ** Date shifts are due to holidays

TCG/tg: 8/23/19

Conversion Table Toledo Zoning Code Update - Zoning District Designations

Existing District New District Effective June 6, 2004

R-A, Single Family R-B, Single Family

RS12, Single Dwelling

R-1, Single Family RS9, Single Dwelling R-2, Single Family RS6, Single Dwelling R-3, Two Family RD6, Duplex R-2A, Restricted Multi Family RM12, Multi Dwelling None RM24, Multi Dwelling R-4, Multi Family R-4A, Multi Family R-5, Multi Family

RM36, Multi Dwelling

R-MH, Manufactured Home RMH, Manufactured Housing Park Commercial Districts

C-1, Neighborhood N-MX, Neighborhood Mixed Use

CN, Neighborhood

C-2, Restricted Office C-7, Office Park

CO, Office

C-6-HS Redevelopment - Heritage South* C-6-LA, Redevelopment - Lagrange*

CS, Storefront

C-MX, Community Mixed Use CM, Mixed Use C-3, Commercial CR, Regional

C-4, Shopping Center CR-SO, Regional - Shopping Ctr. Sign Overlay

C-5, Central Business District CD, Downtown Industrial District

M-1, Restricted Industrial IL, Limited Industrial M-2, Industrial M-4, Warehouse

IG, General Industrial

M-3, Planned Industrial IP, Planned Industrial/Business Park Special Purpose District

P, Parks POS, Park & Open Space None IC, Institutional Campus

Overlay Districts CUP, Community Unit Plan None D.O.D, Downtown -DO, Downtown HD, Historic District -HO, Historic District MR-O, Maumee River -MRO, Maumee River None -UNO, Urban Neighborhood None -PO, Pedestrian None -SO, Shopping Center Sign *The Heritage South and Lagrange C-6 Standards remain unless repealed AN, 3-31-11

i

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

August 13, 2020 2:00 P.M.

PUBLIC HEARING WILL BE HELD AS A ZOOM MEETING

MEETING DETAILS ARE AVAILABLE AT TOLEDO.OH.GOV

ON THE FOLLOWING CASES

AGENDA

ROLL CALL – Lucas County Planning Commission PROOF OF NOTICE

ORDERS OF THE DAY (APPROVAL)

MINUTES FINAL PLATS

NO.

1. Z-6003-20: Zone Change from CR to RD6 at 924 N. Detroit Avenue (nh)

2. Z-7001-20: Zone Change from IL to CD at 140 Ottawa Street (nh)

3. SUP-5001-20: Special Use Permit for Day Care Center at 1549 Poole

Street and 1546 Akron Street (nh)

4. SUP-11002-19: Amendment to Special Use Permit for Gas Station, originally approved via Ordinance 505-80 and 347-87, for a site located at 1201-1211 Dorr Street (jl)

5. M-11-20: Amendment to TMC 1114.0205.A.2 Non-Conforming Uses

(dr)

6. M-5-20: Review and approval of Monroe-Auburn Master Plan (dr)

CHAIRMAN’S REPORT DIRECTOR’S REPORT

ADJOURNMENT

BLANK PAGE

1 – 1

REF: Z-6003-20

DATE: August 13, 2020

GENERAL INFORMATION

Subject

Request - Zone Change from CR Regional Commercial to

RD6 Residential Duplex

Location - 924 N. Detroit Avenue

Applicant - LeRoyna H. Drayton

1501 Lincoln Avenue

Toledo, OH 43607

Owner - LeRoyna H. Drayton

1501 Lincoln Avenue

Toledo, OH 43607

Site Description

Zoning - CR / Regional Commercial

Area - ±0.27 Acres

Frontage - 79.3’ along N Detroit Avenue

Existing Use - Vacant Residence

Proposed Use - Residential Facility - Small

Neighborhood Org. - Junction District

Area Description

North - Vacant lot / CR

South - Single Family Residence / CR

East - Multi-Dwelling & Commercial / RM36, CR

West - Residential Duplex / RD6

Parcel History

M-11-13 - Junction Neighborhood Plan. PC recommended

approval 12/06/2018. CC approved 01/09/2019.

Ord. 46-19 passed 01/22/2019.

Applicable Plans and Regulations

Toledo Municipal Code (TMC), Part Eleven: Planning and Zoning Code

Toledo 20/20 Comprehensive Plan

Junction Neighborhood 2018 Plan

REF: Z-6003-20… August 13, 2020

1 – 2

STAFF ANALYSIS

The request is a Zone Change from CR Commercial Regional to RD6 Duplex Residential

for the 0.27 acre site located at 924 N Detroit Avenue. The applicant is requesting the Zone

Change to establish a Residential Facility - Small. CR Commercial Regional does not permit small

residential facilities, and therefore a Zone Change is required for the proposed use. Surrounding

land uses include single family residential to the south; single family residential to the east;

vacant lots to the north; and, a parking lot and apartments to the west.

The property at 924 N Detroit Ave. is located in the Junction Neighborhood, directly south

of the Englewood neighborhood, east of Scott Park, north of the South Side and west of Downtown.

It is one of the oldest Toledo neighborhoods with several iconic features: including the cultural

assets, Frederick Douglass Community Center and Art Tatum House, popular restaurants, and

architecturally significant structures such as St Anthony’s church. However, over the past few

decades, it has also struggled with vacancies and blight.

Ms Drayton is intending to establish a small residential facility at this location. She has

resided in the neighborhood over 50 years with the dream to revitalize her community. The home

has been remodeled and would be used as a Residential Facility -Small. Ms Drayton would provide

long term care to support the client towards living independently. Rezoning this residence to allow

the applicant to repurpose the site into a Residential Facility - Small would be in character with the

rest of the immediate neighborhood.

Junction Plan

The Junction Plan envisions that only the intersections at Dorr Street and Nebraska

Avenue in the Detroit Corridor to be zoned Regional Commercial with the balance to be zoned

Residential Duplex. The proposed uses from the Junction Plan support keeping Detroit Avenue

pedestrian oriented would also fulfill the vision of the Junction Plan.

Neighborhood Meeting

A request was made for a neighborhood meeting to be held prior to the Plan Commission

hearing. However, due to the COVID-19 pandemic, it was not possible to hold a public

neighborhood meeting. The applicant was then encouraged to reach out to community members

and to discuss the project with them.


The Toledo 20/20 Plan Future Land Use Map designates this property for Neighborhood

Commercial land uses. The Neighborhood Commercial District is intended to promote

predominantly small and medium scale commercial uses that serve neighborhoods. Small and

medium scale office and mixed uses may be included. Neighborhood Commercial is also

intended to accommodate pedestrian oriented development.

REF: Z-6003-20… August 13, 2020

1 – 3

STAFF ANALYSIS (cont’d)

Staff recommends approval of the Zone Change from CR Commercial Regional to RD6

Duplex Residential because the proposed zoning change would facilitate the development of a

Residential Facility – Small. Additionally, the physical suitability of the subject site and the uses

permitted under the proposed Zone Change are compatible with uses in the proposed zoning

classification.

STAFF RECOMMENDATION

The staff recommends that the Toledo City Plan Commission recommend approval of Z-

6003-20, a request for Zone Change from CR Commercial Regional to RD6 Residential Duplex at

924 N Detroit Avenue for the following two (2) reasons:

1. The proposed RD6 Residential Duplex zoning district will facilitate the redevelopment of

a single family residence that conforms to an applicable zoning district.

2. The physical suitability of the subject site and the uses permitted under the proposed

Zone Change are more compatible than uses in the existing zoning classification

(TMC§1111.0606(D) – Review & Decision-Making Criteria).

ZONE CHANGE

TOLEDO PLAN COMMISSION

REF: Z-6003-20


TIME: 2:00 P.M.

TOLEDO CITY COUNCIL

ZONING AND PLANNING COMMITTEE

DATE: September 16, 2020

TIME: 4:00 P.M.

NH

Two (2) sketches follow

General Location

Z-6003-20

1-4

LAND USE AND ZONING

Z-6003-20

1 - 5

BLANK PAGE

2 - 1

REF: Z-7001-20


GENERAL INFORMATION

Subject

Request - Zone Change from IL Limited Industrial to CD

Downtown Commercial

Address - 140 Ottawa Street

Owner - Ian Appold

136 N. Huron Street

Toledo, OH 43604

Site Description

Zoning - IL / Limited Industrial

Area - .7-acre

Frontage - 134’ along Ottawa Street & 110.6’ along Broadway

Existing Use - Parking lot

Proposed Use - Parking Lot

Neighborhood Org. - Warehouse Association

Overlay - Warehouse District Neighborhood Overlay

Area Description

North - Downtown Commercial / CD

South - Downtown Commercial / CD

East - Downtown Commercial / CD

West - Regional Commercial / CR

Parcel History

M-5-12 - Review of the 2012 Toledo Warehouse District Plan

as an amendment to the 20/20 Plan (P.C. approval on

1/10/13 and P. & Z. approval on 12/13/13 by Ord.

86-13)

M-12-13 - Establishment of the Warehouse District Urban

Neighborhood Plan Overlay (P.C. rec. approval on

10/23/13 and C.C. approved on 1/2/14 by Ord. 9-

14).

REF: Z-7001-20. . .August 13, 2020

2 - 2

Parcel History (cont’d)

TWDARC-26-16 - Toledo Warehouse District review of new off-

premise sign at 140 Ottawa Street.

GENERAL INFORMATION

Applicable Regulations

Toledo Municipal Code Part Eleven: Planning and Zoning


Toledo Warehouse District Plan

Warehouse District Urban Neighborhood Overlay

STAFF ANALYSIS

The applicant is requesting a Zone Change from IL Limited Industrial to CD Downtown

Commercial for a site located at140 Ottawa Street. The .7-acre site is zoned Limited Industrial

and is an overflow parking lot. This application is for a down zoning in order for the existing

zoning to conform to the surrounding zoning classifications. Surrounding land uses to the site

include townhouses to the north, mixed commercial uses to the south, parking to the east, and

apartments located to the west side across Swan Creek.

The subject site is located in the Warehouse District Neighborhood Overlay (UNO). The

effect of the designation establishes additional design standards for development. The applicant

would be required to present any new construction to the Warehouse District Architectural Review

Committee (TWDARC) for review and approval.

The TWDARC has created a sub-committee to initiate down zoning within the Warehouse

District where it is feasible for existing sites that are zoned industrial to convert to Downtown

Commercial or Mixed Commercial - Residential zoning to assist with new development. This is

the sixth application to be processed under this initiative.


The Toledo 20/20 Comprehensive Plan and the Warehouse District Plan both target this

site for downtown commercial land uses. The Zone Change supports the goals of both plans.

The Warehouse Neighborhood Overlay (UNO) overlaps with the Downtown Overlay District

both support mixed-use development similar to that of the subject site.

Staff recommends approval of the Zone Change for this location since the parking lot

abuts mixed uses along with a restaurant in the immediate area. Second, the Zone Change will

allow for any new construction to complement the existing downtown commercial – residential

uses. Finally, the proposed CD Downtown Commercial Zoning is consistent with the future land

use in the Toledo 20/20 Comprehensive Plan and the Toledo Warehouse Plan for this site.

REF: Z-7001-20. . .August 13, 2020

2 - 3


The staff recommends that the Toledo City Plan Commission recommend approval of

Z-7001-20, a request for a Zone Change from IL Limited Industrial to CD Downtown Commercial

for a site located at 140 Ottawa Street to the Toledo City Council, for the following three (3)

reasons:

1. The proposed Zone Change is consistent with the Toledo 20/20 Comprehensive

Plan and the Warehouse District Plan that both target this site for Mixed

Commercial uses (TMC 1111.0606.A Review and Decision-Making Criteria).

2. The proposed Zone Change is consistent with existing land uses within the

general vicinity of the subject property (TMC 1111.0606.B Review and Decision-

Making Criteria); and

3. The proposed zone change will allow a current use to conform to zoning.

ZONE CHANGE

TOLEDO CITY PLAN COMMISSION

REF: Z-7001-20


TIME: 2:00 P.M.

CITY COUNCIL COMMITTEE

ZONING AND PLANNING


TIME: 4:00 P.M.

NH

Two (2) sketches follow

General Location

Z-7001-20

2-4

LAND USE AND ZONING

Z-7001-20

2 - 5

BLANK PAGE

3 – 1


REF: SUP-5001-20

GENERAL INFORMATION

Subject

Request - Special Use Permit for a Day Care Center at Pool &

Akron

Location - 1549 Pool Street and 1546 Akron Street

Applicant - Nicole Bores

5240 Turnberry Lane

Sylvania, OH 43560

Architect - John A. Weithman

P.O. Box 216

Genoa, OH 43430

Site Description

Zoning - RD6 / Duplex Residential

Area - ±0.69 acres

Frontage - 111’ along Oakdale Ave, 121’ along Pool St. and

199’ along Akron St

Existing Use - Vacant Church and Vacant Lot

Proposed Use - Day Care Center

Overlay - None

Area Description

North - Single family homes & Duplex Residential/ RD6

South - Single family homes & Duplex Residential / RD6

East - Single family homes & Duplex Residential / RD6

West - Single family homes & Duplex Residential RD6 &

CR

Parcel History

P-61-54 – Parking request approved for west side of Akron

Street between Richford Street and Oakdale Avenue

(P.C. approved on 9/07/1954).

REF: SUP-5001-20… August 13, 2020

3 - 2

GENERAL INFORMATION (cont’d)

P-17-60 - Parking request approved with conditions to front

yard setback and provision of fencing and screening

along south and west line of the parking area as

indicated (P.C. approved w/cond. 12/01/1960).

V-515-01 - This request was a vacation portion of alley between

Oakdale Avenue and Richford Street to add to the

Church parking lot. The Church dedicated a portion

of this lot for an alley turn-around with access to

Akron Street (P.C. approved w/ cond. on 8/23/2001,

case withdrawn at C.C. Z&P committee).

T-57-13 - Administratively approved lot split on July 03, 2013

for all of lot 86 and part of lot 87 in Stillman

Browns Addition, City of Toledo, Lucas County,

Ohio

Applicable Regulations

Toledo Municipal Code, Part Eleven: Planning and Zoning Code


STAFF ANALYSIS

The applicant is requesting a Special Use Permit for a Day Care Center located at 1549 Pool

Street and 1546 Akron Street. The site consists of two (2) parcels with 0.69 acres of total land

area. The site is zoned RD6 Duplex Residential and is surrounded by single-family homes or multi-

family units on the north, east, south, and to the west. A Special Use Permit for a Day Care Center

is required when located in a residential zoning district. The proposed Day Care Center would be

utilizing the building of the former United Methodist Church built in 1912. This case was

postponed at the July 9, 2020 City Plan Commission hearing to allow the applicant additional time

to address site plan issues.

Use Regulations

Pursuant to TMC§1104.0703(B), Day Care Centers are only permitted when located

along a major street, as defined in the “Toledo-Lucas County Major Street and Highway Plan”.

Pool Street is not designated as a major street; however the additional frontage road Oakdale

Avenue is a major road. As the business is located on Oakdale Avenue, the site is compliant

with this criterion.

REF: SUP-5001-20… August 13, 2020

3 - 3


Day Care Centers require thirty-five (35) square feet of useable indoor space per person in

care per TMC§1104.0703(D). The existing building on site has 10,012 square feet of area;

however, the amount of this square footage available as useable indoor space is unclear. The

applicant shall provide a revised plan providing this number and is listed as a condition of

approval.

Day Care Centers also require sixty (60) square feet of useable outdoor space for each

person in care using the outdoor area at any one time per TMC§1104.0703(E). A Type B

landscape buffer shall be provided around the outdoor space (per TMC§1108.0203(F). The site

plan offers an 800 square foot outdoor space in the side yard setback along Pool Street and a

5,510 square foot outdoor space on the south side of the lot on 1546 Akron. This is acceptable to

staff, provided that appropriate landscape/fence buffers are identified, and is listed as a condition

of approval.

Parking and Circulation

The overall site consists of two (2) parcels which front on Oakdale Avenue and Akron

Street. Each parcel is accessed via curb cuts along each of their respective frontages. Both sites

are divided by a 10’ alley which will be used to access the play area and employee parking along

Akron Street. Staff has concerns with utilizing the public right-of-way to access the play area and

employee parking. However, the operation characteristics for providing a safe and efficient

procedure for the staff/children to traverse the alley shall be provided in accordance with the

licensing protocols from the State of Ohio and listed as a condition of approval.

Pursuant to TMC§1107.0304 – Parking, Loading, and Access, a Day Care Center is

required to have one (1) parking space per six (6) person capacity or one (1) per four hundred

(400) square feet, whichever is greater. Square footage calculations of the building conclude that

a total of twenty-five (25) parking spaces are required for the proposed Day Care Center. The

site plan submitted depicts off-street parking with twenty (20) parking spaces including two (2)

ADA accessible spaces. An alternative parking plan shall be submitted to the Director to rectify

the lack of five (5) parking spaces and is listed as a condition of approval.

Additionally, pursuant to TMC§1104.0703(F) – Drop-off/Pick-up Area, a paved area for

dropping off and picking up persons in care at the facility must be provided with the approval of

the Division of Transportation. The Division of Transportation has reviewed the site plan and

does not object to the approval of the Day Care Center.

Bicycle parking slots shall be provided pursuant to Off-Street Parking Schedule “A”

(TMC§1107.0304). Off-Street Parking Schedule “A” requires one (1) bicycle parking slot per

ten (10) parking spaces. Calculations conclude that a total of two (2) bicycle parking slots are

required. The site plan submitted complies with this regulation.

REF: SUP-5001-20… August 13, 2020

3 - 4


Landscaping

For Day Care Centers, sixty (60) square feet of useable outdoor space must be provided

for each person in care using the outdoor area at one time (TMC§1104.0703(E)). The fenced in

outdoor space depicted on the site plan is 6,310 square feet and allows for one hundred five (105)

children at any one time.

A ten foot (10’) Type B landscape buffer shall be provided around the outdoor play area.

Four (4) trees and fifteen (15) shrubs are required per 100 linear feet. A privacy fence may

substitute for shrub regulations. Staff measurements are for two (2) outdoor play areas. The one

located in the side yard at 1549 Pool Street show dimensions of fifty feet (50’) by twenty feet

(20’) by bounded by a six foot (6’) fence. The second outdoor play area located at 1546 Akron

Street show dimensions of forty-five feet (45’) deep by one hundred forty feet (140’) wide. In

order to meet the Type B landscaping requirements per TMC§1108.0203 – Buffer and Screening

Requirements, twenty (20) trees shall be placed within the buffer. Thirteen (13) trees are

indicated on the current site plan. To be compliant with Type B landscape buffer and additional

seven (7) trees need to be included in an updated site plan as a condition of approval. A variance

of TMC 1105.0301 (B) is required to allow for a six (6) foot fence in the side play yard.

Neighborhood Meeting

The applicant has used her Face Book page “A Village Educational Childcare” as a forum

for public feedback as a way to gain public input.


The Toledo 20/20 Comprehensive Plan targets this area for single family land uses. The

residential duplex land use district was intended to accommodate the development of single-

dwelling units and duplexes on individual lots. The 20/20 Plan recommends enforcing the

housing code and encouraging walkability in East Toledo neighborhood district. The proposed

use is in compliance with the Toledo 20/20 Comprehensive Plan.

Staff recommends approval of the Special Use Permit since the proposed use meets the

stated purpose of the Zoning Code (TMC§1111.0706(A) – Review & Decision-Making Criteria).


The Toledo City Plan Commission recommends approval of SUP-5001-20, a request for

a Special Use Permit for a Day Care Center at 1549 Pool Street and 1546 Akron Street, to the

Toledo City Council for the following reason:

REF: SUP-5001-20… August 13, 2020

3 - 5

STAFF RECOMMENDATION (cont’d)

1. The proposed use meets the stated purpose of the Zoning Code (TMC§1111.0706(A)

– Review & Decision-Making Criteria).

The Toledo City Plan Commission further recommends approval of SUP-5001-20, a

Special Use Permit for a Day Care Center at 1549 Pool Street and 1546 Akron Street, to Toledo

City Council subject to the following twenty-nine (29) conditions:

The conditions of approval are as follows and are listed by agency of origin. Applicants

are encouraged to contact each of the agencies to address compliance with their conditions.

Engineering Services

1. A pre-submittal meeting is not required, however one may be requested. Contact

information is as follows:

Division of Engineering Services: ph. 419-245-1315, fax 419-936-2850

Right-of-Way and Inspection: Joe Warnka 419-245-1341

Roadway: Tim Grosjean 419-245-1344

Water: Andrea Kroma 419-936-2163

Stormwater Drainage: Andy Stepnick 419-245-1338; Lorie Haslinger 419-245-3221

Sanitary Sewers: Mike Elling 419-936-2276

2. All proposed sidewalk, drive approaches, curb, and pedestrian curb ramps within the

public right-of-way shall be constructed in accordance with the City of Toledo

Construction Standards, Specifications, Toledo Municipal Code, and Americans with

Disabilities Act guidelines.

3. All commercial drive approaches, (along with the sidewalk through the drive) shall be

constructed with 8” thick concrete per City of Toledo Construction Standards and

Specifications. No curb shall be permitted in the right-of-way along either side of a drive

approach. No horizontal curb cutting will be permitted to create a curb

drop/opening. Existing drive approaches, including the curb drop, that will no longer be

utilized shall be removed and restored with curb to match the adjacent curb.

4. Required permits for all approved work in the public right-of-way shall be obtained,

before work begins, from One Stop Shop, (419) 245-1220.

Contact Joe Warnka at (419) 245-1341 for inspection of above mentioned items.

Sewer & Drainage Services

5. S&DS requires that all private sewer lines that are not being removed or properly

abandoned (both storm & sanitary) be cleaned and inspected.

REF: SUP-5001-20… August 13, 2020

3 - 6


Sewer & Drainage Services (cont’d)

6. S&DS requires that the private sanitary lines (after they have cleaned) that are not being

removed or properly abandoned be televised from the building (or private cleanout) to

where they connect with the public sewer system if this has not been done in the past (2)

two years. An electronic copy (DVD/memory stick) shall be provided to S&DS

demonstrating the lines cleaning and integrity.

Environmental Services

7. Applicant shall maintain compliance with the City of Toledo’s Storm Water regulations

as specified in the Toledo Municipal Code. Special attention must be paid to all potential

storm water impacts from the modification of the site, including but not limited to long-

term operation and maintenance of existing structural and non-structural Best

Management Practices.

8. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES

permit programs.

9. Applicant is strongly encouraged to include multiple green infrastructure measures to

minimize runoff and increase infiltration.

10. Applicant is strongly encouraged to plant low maintenance and non-invasive trees, shrubs

and perennials.

http://ohiodnr.gov/portals/0/pdfs/invasives/Alternatives_to_Ohio_Invasive_Plant_Species

.pdf

11. Applicant shall maintain compliance with the City of Toledo and the State of Ohio’s Air

Quality Regulations applicable in the Toledo Municipal Code and the Ohio

Administrative Code including, but not limited to the Asbestos and Anti-Noise Laws.

Fire Prevention

12. Approved Premises identification is required.

13. The daycare shall be in compliance with the requirements set forth for in the Ohio

Building Code and Ohio Fire Code for E Daycare facilities.

Transportation

14. Must provide accessible 9’x18’ parking space with 8’ aisle for van per TMC 1107.

15. Must provide accessible parking signage per TMC 1107.

http://ohiodnr.gov/portals/0/pdfs/invasives/Alternatives_to_Ohio_Invasive_Plant_Species.pdf

http://ohiodnr.gov/portals/0/pdfs/invasives/Alternatives_to_Ohio_Invasive_Plant_Species.pdf

REF: SUP-5001-20… August 13, 2020

3 - 7


Plan Commission

16. A Day Care Center must have building frontage on a major street. Acceptable as

submitted.

17. The operation characteristics for providing a safe and efficient procedure for the

staff/children to traverse the alley shall be provided in accordance with the licensing

protocols from the State of Ohio. Not acceptable.

18. An alternative parking plan shall be submitted to the Director to justify the lack of five

(5) parking spaces. Not acceptable. Shall be submitted for review and approval.

19. Thirty-five (35) square feet of useable indoor space per person in care must be regularly

available for the day care operation. Since the amount of this square footage available as

useable indoor space is unclear, the applicant shall provide a revised plan providing this

number and is listed as a condition of approval.

20. Sixty (60) square feet of useable outdoor space must be provided for each person in care

using the outdoor area at any one time. A Type B landscape buffer shall be provided

around the outdoor space. As a condition of approval, a revised landscaping plan shall be

submitted depicting an additional seven (7) trees to satisfy the Type B landscape buffer

requirements.

21. Off-street parking and loading spaces, parking lots, maneuvering areas, aisles and

driveways must be surfaced with concrete, bituminous asphalt, or other dust-free material

other than gravel or loose fill, and be graded to drain all surface water towards the interior

of the parking lot. Acceptable as depicted on site plan.

22. Any spaces reserved for the use by persons with physical disabilities shall adhere to the

standards outlined in TMC§1107.1700. Acceptable as depicted on site plan.

23. A minimum of two (2) bicycle parking slots shall be provided pursuant to Off-Street

Parking Schedule “A” (TMC§1107.0300). Acceptable as depicted on site plan.

24. No free-standing signs greater than forty-two inches (42”) from grade are permitted – any

proposed signage must meet the requirements of low-profile signs per Toledo Municipal

Code Title Nine – Sign Code.

REF: SUP-5001-20… August 13, 2020

3 - 8


Plan Commission (cont’d)

25. A detailed site, lighting, fencing and four (4) copies of a landscaping plan (separate from

building & site plans) shall be submitted to the Plan Director for review and approval.

Such plan shall include:

a. A Type “B” Landscape Buffer, which shall be a minimum of ten feet (10’) in

width with six (6) trees and either fencing or shrubs. The location, height and

materials for any fencing to be installed and maintained shall be indicated; not

acceptable as depicted on site plan. Trees and fencing material shall be noted on a

revised site plan. Proposed fencing around the play areas must meet the criteria

listed in TMC 1105.0300; any height variances must receive Board of Zoning

Appeals approval.

b. Landscape areas within the parking area shall be peninsular or island types and

must be constructed with 6-inch by 18-inch concrete curbing; acceptable as

depicted on landscaping plan (if applicable).

c. Topsoil must be back filled to provide positive drainage of the landscape area;

d. Landscaped areas may not contain bare soil, aggregated stone or decorative rock.

Any ground area must be covered with hardwood mulch, grass or other vegetative

ground coverage.

e. The location, number, height, diameter and species of any materials to be planted

and maintained, as well as the location and number of any existing trees to be

retained; shall be indicated on revised site plan.

f. Canopy trees must be a minimum of 12’ in overall height or a minimum caliper of

2 inches and evergreen trees must be a minimum of 5’.

26. The Special Use Permit may be reviewed for compliance with the conditions of approval,

negative secondary effects, and adherence to all requirements of the Toledo Municipal

Code. If outstanding issues are found and not addressed the Special Use Permit may be

considered for revocation.

27. Approval of the Special Use Permit will lapse after one (1) year if the criteria listed in

TMC§1111.0707 have not been met.

28. Minor adjustments to the site plan that do not violate the above conditions or the Toledo

Municipal Code, may be reviewed and approved by the Director of the Toledo City Plan

Commission.

REF: SUP-5001-20… August 13, 2020

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29. No permits shall be issued until arrangements satisfactory to the Director of the City of

Toledo Plan Commission have been made for compliance with the conditions as set forth

above.

SPECIAL USE PERMIT

TOLEDO PLAN COMMISSION

REF: SUP-5001-19


TIME: 2:00 P.M.

TOLEDO CITY COUNCIL

ZONING AND PLANNING COMMITTEE


TIME: 4:00 P.M.

NH

Three (3) sketches follow

General Location

SUP-5001-20

3-10

ZONING & LAND USE

SUP-5001-20

ID 30

3-11

SUP-5001-20

ID 30

SITE PLAN

N

3-1

2

4 - 1

REF: SUP-11002-19 DATE: August 13, 2020

GENERAL INFORMATION

Subject

Request - Amendment to Special Use Permit for Gas Station, originally approved via Ordinance 505-80 and 347-87

Location - 1201-1211 Dorr Street Applicant - Raaid Alketeeb 1203 Dorr Street Toledo, OH 43607 Owner - Hamad Investment Group #2 7933 Neckel Street Dearborn, MI 48126 Engineer - John A. Weithman, P.E. P.O. Box 216 Genoa, Ohio 43430

Site Description

Zoning - CR Regional Commercial Area - ± .37 Acres Frontage - ±123 Feet along Dorr Street ±107 Feet along Hoag Street Existing Use - Gas Station / Convenience Store Proposed Use - Gas Station / Convenience Store

Area Description North - Open Space, Parking Lot, Apartments / POS Parks

& Open Space, IL Limited Industrial, RM36 Multi-Dwelling Residential

South - Parking, Warehousing / CR Regional Commercial East - Apartments, Single Family / RM36 Multi-Dwelling

Residential & RS9 Single Family Residential West - Gravel Area, Vacant Lot / IL Limited Industrial

REF: SUP-11002-19. . .August 13, 2020

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GENERAL INFORMATION (cont’d)

Parcel History

SUP-136-80 - Special Use Permit for Gas Service Station

remodeling and canopy. Plan Commission recommended approval 6/5/80. City Council approved 7/15/80. Ord. 505-80

SUP-26-87 - Special Use Permit amendment for walk-in cooler to

rear of building. Plan Commission recommended approval 4/9/87. City Council approved 5/5/87. Ord. 347-87


• Toledo Municipal Code (TMC), Part Eleven: Planning and Zoning Code • Toledo 20/20 Comprehensive Plan

STAFF ANALYSIS This case was deferred from the July 9th hearing in order to provide time for the applicant to resolve concerns with the Division of Transportation. The request is an amendment to Special Use Permit (SUP) for Gas Station, originally approved via Ordinance 505-80 and 347-87 for a 48 sq. ft. addition to the front of the building. The request was filed after receiving a Stop Work order from Building Inspection for beginning construction without appropriate permitting. A case is pending in Toledo Municipal Court for the illegal work. An overview of key project details is included in this analysis. A full review of all project related items is included in the agency conditions at the end of this report. Use Specific Regulations

a. The City of Toledo requires free air, water, and restrooms shall be provided and maintained during operating hours of the station. TMC 1104.0903.D. These items were previously included in Ord. 505-80 and Ord. 347-87.

b. A gravel area to the west of the site has been used for parking. Gravel is not a permitted parking surface and the property is not zoned correctly for gas station parking.

REF: SUP-11002-19. . .August 13, 2020

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STAFF ANALYSIS (cont’d) Parking

a. A minor addition would not typically trigger significant parking and circulation improvements however the Division of Transportation has expressed safety concerns with the existing layout.

b. The applicant agreed to close the closest curb cut on Dorr Street, close the south side of the pump closest to the building to improve two-way circulation, and provide five parking spaces adjacent to the building. They are also expanding the remaining curb cut on Dorr Street.

c. Planning is requesting that a curb be installed along the western property adjacent to the gravel area to restrict parking on a parcel that is not approved for the SUP

Landscaping

a. A 10’ perimeter landscape buffer shall be installed along the south and east of the property adjacent to proposed parking areas with canopy trees and a solid row of evergreen shrubs.

Elevations a. A building addition is proposed for the north and east facades. Building materials include

a mixture of brick paneling, stucco, and windows. The design is in compliance with the zoning code.

20/20 Plan The Toledo 20/20 Comprehensive Plan recommends the property for Single Family uses. This block is located in a predominantly single family neighborhood, but has a historical mixture of uses. Staff is supportive of improvements to the existing use while acknowledging the longer term vision for this area. Conclusion The applicant has taken steps to improve the safety and aesthetics of the site, however the Division of Transportation is still objecting to the amendment due to insufficient distance between the building and pumps for two way traffic. The project as proposed does not adequately protect the health, safety, and general welfare of the public. As a result, staff is recommending disapproval of the proposed amendment. STAFF RECOMMENDATION The staff recommends that the Toledo City Plan Commission recommend approval of SUP-11002-19, an Amendment to Special Use Permit for Gas Station, originally approved via Ordinance 505-80 and 347-87, to the Toledo City Council, for the following three (3) reasons:

REF: SUP-11002-19. . .August 13, 2020

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1. The request meets the stated purpose of the Zoning Code– TMC 1111.0706.A.

2. The request is compliant with all applicable standards of this Zoning Code – TMC 1111.0706.B.

3. The Division of Transportation no longer objects to the request.

The staff further recommends approval subject to the following nineteen (19) conditions: Applicants are encouraged to contact each of the agencies to address compliance with

their conditions. Engineering Services

1. A pre-submittal meeting is not required, however one may be requested. Contact information is as follows: Division of Engineering Services: ph. 419-245-1315, fax 419-936-2850 Right-of-Way and Inspection: Joe Warnka 419-245-1341 Roadway: Tim Grosjean 419-245-1344 Water: Andrea Kroma 419-936-2163 Stormwater Drainage: Lorie Haslinger 419-245-3221; Andy Stepnick 419-245-1338 Sanitary Sewers: Mike Elling 419-936-2276

2. All proposed sidewalk, drive approaches, curb, and pedestrian curb ramps within the public right-of-way shall be constructed in accordance with the City of Toledo Construction Standards, Specifications, Toledo Municipal Code, and Americans with Disabilities Act guidelines.

3. All commercial drive approaches, (along with the sidewalk through the drive) shall be constructed with 8" thick concrete per City of Toledo Construction Standards and Specifications. No curb shall be permitted in the right-of-way along either side of a drive approach. No horizontal curb cutting will be permitted to create a curb drop/opening. Existing drive approaches, including the curb drop, that will no longer be utilized shall be removed and restored with curb to match the adjacent curb.

4. Required permits for all approved work in the public right-of-way shall be obtained, before work begins, from One Stop Shop, (419) 245-1220.

Contact Joe Warnka at (419) 245-1341 for inspection of above-mentioned items.

REF: SUP-11002-19. . .August 13, 2020

4 - 5

STAFF RECOMMENDATION (cont’d) Sewer & Drainage Services

5. S&DS requires that all private sewer lines that are not being removed or properly

abandoned (both storm & sanitary) be cleaned and inspected.

6. S&DS requires that the private sanitary lines (after they have been cleaned) that are not being removed or properly abandoned be televised from the building (or private cleanout) to where they connect to the public sewer system if this has not been done in the past (2) two years. An electronic (DVD/memory stick) shall be provided to S&DS demonstrating the lines cleaning and integrity.

Environmental Services

7. Applicant shall maintain compliance with the City of Toledo's Storm Water

regulations as specified in the Toledo Municipal Code. Special attention must be paid to all potential storm water impacts from the modification of the site, including but not limited to long-term operation and maintenance of existing structural and non-structural Best Management Practices.

a. Notification shall be made to the Division of Environmental Services (419-936-

3015) no later than three days prior to commencement of construction activities.

b. Construction BMPs shall be in place prior to the start of construction activities.

c. SWP3 inspection reports shall be kept on site with the SWP3 and readily accessible during normal working hours.

8. Applicant shall maintain compliance with Ohio EPA's General Storm Water NPDES permit programs.

9. Applicant is strongly encouraged to include multiple green infrastructure measures to minimize runoff and increase infiltration, and to minimize the amount of new and/or additional impervious surface on the site.

10. Applicant is strongly encouraged to plant native, low maintenance and non-invasive

trees, shrubs and perennials. http://ohiodnr.gov/portals/0/pdfs/invasives/Alternatives_to_Ohio_Invasive_Plant_Species.pdf

REF: SUP-11002-19. . .August 13, 2020

4 - 6

STAFF RECOMMENDATION (cont’d) Environmental Services (cont’d)

11. Applicant shall maintain compliance with the City of Toledo and the State of Ohio's Air Quality Regulations applicable in the Toledo Municipal Code and the Ohio Administrative Code including, but not limited to the Asbestos and the Anti-Noise Laws.

Plan Commission

12. Curbing shall be installed along the western property adjacent to the gravel area to restrict parking on a parcel that is not an approved material or approved for use with the SUP .

13. A detailed site, lighting, fencing and four (4) copies of a landscaping plan (separate from building & site plans) shall be submitted to the Plan Director for review and approval. Such plan shall include:

a. A 10’ perimeter landscape buffer shall be installed along the south of the property

adjacent to proposed parking areas and include (2) canopy trees and a solid row of evergreen shrubs.

b. A 10’ perimeter landscape buffer shall be installed along east of the property adjacent to proposed parking areas with canopy trees and a solid row of evergreen shrubs.

c. Pervious area shall be maintained and expanded along the east property line to a

minimum of 10’ and shall be correctly displayed on a plan. Impervious area shall not be expanded.

d. The location, number, height, diameter and species of any materials to be planted

and maintained, as well as the location and number of any existing trees to be retained.

e. Landscaped areas may not contain bare soil, aggregated stone or decorative rock.

Any ground area must be covered with hardwood mulch, grass or other vegetative ground coverage.

f. Canopy trees must be a minimum of 12’ in overall height or a minimum caliper of

2 inches, evergreen trees must be a minimum of 5’, and shrubs must be at least 18 inches in height or 24 inches in spread when installed.

REF: SUP-11002-19. . .August 13, 2020

4 - 7



14. Free air (with the capability of filling standard automobile tires), water, and restrooms

shall be provided and maintained during operating hours of the station.

15. No new free-standing signs greater than forty-two inches (42”) from grade are permitted – any proposed signage must meet the requirements of low-profile signs per Toledo Municipal Code Title Nine – Sign Code.

16. The Special Use Permit may be reviewed for compliance with the conditions of

approval, negative secondary effects, and adherence to all requirements of the Toledo Municipal Zoning Code. If outstanding issues are found and not addressed the Special Use Permit may be considered for revocation.

17. A Bond of Performance or suitable assurance acceptable to the Division of Inspection

valid for a period of two (2) years shall be posted with the Commissioner of Inspection providing for the installation of required landscaping within one (1) year. Landscaping shall be installed and maintained indefinitely.

18. Minor adjustments to the site plan that do not violate the above conditions, or the

Toledo Municipal Code, may be reviewed and approved by the Director of the Toledo City Plan Commission. Major adjustments will require an amendment to the Special Use Permit.

19. No permits shall be issued until arrangements satisfactory to the Director of the Toledo

City Plan Commission have been made for compliance with the conditions as set forth above.

SPECIAL USE PERMIT TOLEDO PLAN COMMISSION REF: SUP-11002-19 DATE: August 13, 2020 TIME: 2:00 P.M. TOLEDO CITY COUNCIL ZONING AND PLANNING COMMITTEE DATE: September 16, 2020 TIME: 4:00 P.M.

JL Four (4) sketches follow

GENERAL LOCATION

SUP-11002-19

ID 19

4 - 8

DORR

INDIANA

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ZONING AND LAND USE

SUP-11002-19

ID 19

4 - 9

IL

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SF

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INDUSTRIAL

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SITERS12

IL

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SF

OPEN SPACE

SF

COMM.

CHURCH

SF

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GRAVELAREA

CELLTOWER

PARKING

SF

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SUP-11002-19 ID 19

SITE PLAN

N

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SUP-11002-19 ID 19

ELEVATIONS

4 - 11

BLANK PAGE

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REF: M-11-20 DATE: August 13, 2020

GENERAL INFORMATION Subject

Request - Amendment to TMC 1114.0205.A.2

Applicant - Toledo City Plan Commission One Government Center Suite 1620 Toledo OH 43604

STAFF ANALYSIS

This request is for the review of Toledo Municipal Code Section 1114.0205.A.2 which pertains to the loss of a legal nonconforming land use status. Once a nonconforming use is abandoned, the use’s nonconforming status is lost and any subsequent use of the property must comply with the regulations of the zoning district in which it is located. Currently, a nonconforming use is considered abandoned when one of the following occurs:

1. The intent of the owner to discontinue the use is apparent; 2. The use has been voluntarily discontinued for a period of 1 year or more, 3. The characteristic equipment and furnishings associated with the nonconforming use

have been removed from the premises and have not been replaced by similar equipment and furnishings within 1 year, unless other facts show intention to resume the non-conforming use;

4. The nonconforming use has been replaced by a conforming use; 5. The nonconforming use has been changed to another use in accordance with Sec.

1114.0203; or 6. A building permit to reconstruct a damaged nonconforming use has not been secured

within 1 year of the date of occurrence of such damage, or construction has not been diligently pursued.

Plan Commission staff has concerns about business owners who have technically met

these requirements by opening their business for extremely short durations once a year, and therefore are able to maintain their legal nonconforming status, even though the vast majority of the year the business is vacant and not in operation.

Research shows that numerous jurisdictions across the country include the requirement

that a legal nonconforming use must be “continuously operated” in order for it to keep grandfathered status. However, Ohio Revised Code Section 713.15 states that “…if any such nonconforming use is voluntarily discontinued for two years or more, or for a period of not less than six months but not more than two years that a municipal corporation otherwise provides by ordinance, any future use of such land shall be in conformity…” However, requiring a use be in operation for a minimum amount of time annually is both a reasonable requirement and would prevent legal nonconforming uses from persisting when the use is in actuality abandoned.

REF: M-5-20…August 13, 2020

5 - 2


In order to prevent legal nonconforming uses from remaining and to discourage persistent

vacancy, staff recommends an amendment to TMC 1114.0205.A.2 requiring a legal nonconforming use be in operation for a minimum of 30 consecutive days in a calendar year in order for the legal nonconforming status to remain. Staff recommends the approval of the amendment to TMC 1114.0205.A.2 as the text amendment clarifies the stated purpose of the Zoning Code.


Staff recommends that the Toledo City Plan Commission recommend approval of M-11-20, a request to review Section 1114.0205.A.2 of the Toledo Municipal Code, to the Toledo City Council for the following reason:

1. The proposed text amendment clarifies the stated purpose of the Zoning Code. ZONING TEXT AMENDMENT

TOLEDO CITY PLAN COMMISSION REF: M-11-20 DATE: August 13, 2020 TIME: 2:00 P.M. CITY COUNCIL COMMITTEE OF PLANNING AND ZONING DATE: September 16, 2020 TIME: 4:00 P.M.

DR Exhibit “A” follows

REF: M-5-20…August 13, 2020

5 - 3

Exhibit “A”

(Additions in italic highlight. Deletions in strikethrough.)

1114.0205 Loss of Legal Nonconforming Status

A. Once a nonconforming use is abandoned, the use’s nonconforming status is lost and any subsequent use of the property must comply with the regulations of the zoning district in which it is located. A nonconforming use will be considered abandoned when any of the following occurs:

1. the intent of the owner to discontinue the use is apparent;

2. the use has been voluntarily discontinued for a period of 1 year or more, as specified

in Revised Code Sec. 713.15; the use must be in operation for a minimum of 30 consecutive days during the 1 year period to maintain legal nonconforming status;

3. the characteristic equipment and furnishings associated with the nonconforming use

have been removed from the premises and have not been replaced by similar equipment and furnishings within 1 year, unless other facts show intention to resume the non-conforming use;

4. the nonconforming use has been replaced by a conforming use;

5. the nonconforming use has been changed to another use in accordance with Sec.

1114.0203; or

6. a building permit to reconstruct a damaged nonconforming use (in accordance with paragraph C, below) has not been secured within 1 year of the date of occurrence of such damage, or construction has not been diligently pursued.

BLANK PAGE

6 - 1

REF: M-5-20 DATE: August 13, 2020

GENERAL INFORMATION Subject

Request - Review and the approval of the Monroe-Auburn Master Plan

Applicant - Toledo Design Collective Paul Hollenbeck, Chairman One Seagate, Suite 123 Toledo, Ohio 43604


Toledo Municipal Code Part Eleven: Planning and Zoning Toledo 20/20 Comprehensive Plan 2002 Monroe Street Corridor Design & Livability Plan Monroe Street Corridor Overlay

STAFF ANALYSIS

This request is for the review of the 2020 Monroe Auburn Neighborhood Master Plan, prepared by the Toledo Design Center in conjunction with the Monroe Street Neighborhood Center. The Core Planning Team started the planning process in January of 2019 with data gathering and monthly meetings. In June of 2019, volunteers canvased the neighborhood and asked residents questions concerning quality of life and the future of the neighborhood. The Toledo Design Center professionals and interns engaged in detailed visioning, including extensive meetings with stakeholders that led to the conclusion that the neighborhood needed stabilization without gentrification.

The planning area of the Monroe Auburn Plan encompasses 380 acres bounded by

Ottawa Park to the west, Jermain Park to the north with I-75 and a railroad to the east, and back to Bancroft Street for the southerly border. Monroe Street runs through the middle of the study area, and the Monroe Street Corridor Overlay pertains to properties on either side of the right-of-way. The Monroe Auburn Neighborhood is located near several of Toledo’s key anchors, with the Toledo Museum of Art one (1) mile to the southeast, ProMedica Toledo Hospital to the northwest, and the University of Toledo campus beginning a few blocks to the west along Bancroft Street. With iconic locations in such close proximity to the neighborhood, a thorough analysis will benefit not only residents, but those who utilize the neighborhood’s corridors on a regular basis.

REF: M-5-20…August 13, 2020

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STAFF ANALYSIS (cont’d) The Monroe Auburn Neighborhood Plan details the neighborhood’s rich history, and emphasizes why it is important to stabilize and preserve the neighborhood. Being one of the first suburbs of Toledo, Monroe Auburn benefits from quality housing stock, high home ownership, a centralized location, and large city parks directly bordering the western and northern sides of the neighborhood. Since its settlement in the late 1800s, the Monroe Auburn neighborhood has been home to famous sites including Swayne Field, Milburn Wagon Works, and the White City Amusement Park. Over the past several decades however, this predominantly African American community has faced issues including a declining population and deteriorating infrastructure.

Portions of the Monroe Auburn Neighborhood have been included in neighborhood plans

in the past, including the Bancroft Upton Monroe Neighborhood Plan (1981), the Auburn/Delaware Neighborhood Plan (1981), and the Monroe Street Corridor Design & Livability Plan (2002). These plans highlighted the downward socioeconomic trends the community was facing, and unfortunately, these trends are still relevant today. Problems identified in earlier plans included infrastructure issues such as poor lighting, sidewalk disrepair, and lack of alley maintenance. Also, the neighborhood was identified as a food desert and the high number of vacant buildings was apparent. Although these issues have persisted for decades, little has changed and blight has resulted. After preliminary research and analysis, the Toledo Design Collective gathered feedback from the community. One (1) public meeting and two (2) workshops were held, and as an added effort to collect public opinions and bring attention to planning efforts, neighborhood canvasing took place. The planning team and volunteers went door-to-door asking residents about their quality of life and vision for the neighborhood. Business owners were also contacted and asked relevant questions. These ambitious outreach efforts resulted in detailed feedback and suggestions, which were included in the plan. Once the Monroe Auburn Neighborhood Plan was completed, there was a final public meeting on March 5, 2020 at the Monroe Street United Methodist Church where residents and stakeholders were presented with the plan’s findings and recommendations. The Monroe Auburn Neighborhood Plan identifies needed land use changes in the neighborhood to promote stabilization. One change suggested is to amend the Toledo 20/20 Land Use Plan to have the Monroe Street and Auburn Avenue intersection designated as Urban Village. The Urban Village land use designation encourages small scale commercial and pedestrian friendly corridors. The plan also suggests that the southeast corner of W Delaware Avenue and Lexington Avenue be designated as Urban Agriculture. This neighborhood started to develop urban gardens and proper planning will encourage agricultural business to establish themselves in the community without causing nuisance issues. Lastly, the plan identifies key neighborhood centers for Public and Civic land uses. Although Public and Civic land uses are not defined in the Toledo 20/20 Land Use Plan, the importance of these sites and the public services they bring to the neighborhood is understood.

REF: M-5-20…August 13, 2020

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Recommended projects and actions listed in the plan are categorized into the following: Neighborhood Implementers Connectivity Public Space + Vacant Land Commercial Residential

The Monroe Auburn Neighborhood Plan emphasizes how projects and ideas will not

come to fruition unless there is support from the neighborhood and leadership from individuals dedicated to the cause. This is why the first action is listed as the establishment of neighborhood implementers. Having at least one individual dedicated to overseeing the execution of the plan will increase the likelihood of goals to be completed. Connectivity projects address transportation issues and include road diets for Monroe and Bancroft Streets, improving the intersection of Monroe, Auburn, and Ottawa, improving Gasser Street, and gateway enhancements. The plan addresses how the neighborhood has been excluded from planning efforts in the past, highlighting how the neighborhood is the only section of Bancroft Street without a dedicated bike lane, for example. Public Space + Vacant Land suggests pocket parks, urban agriculture, and increasing access to the Ottawa River as projects to improve quality of life. Commercial projects include the adaptive reuse of existing structures and beautifying abandoned buildings as methods to encourage new businesses to settle in the neighborhood. Lastly, the Bluff Street Tiny Home Village is highlighted as a possible option to allow low income individuals to own property.

The Toledo 20/20 Comprehensive Plan lists the Monroe Auburn Neighborhood as being

located within the Ottawa Neighborhood. The recommendations from the Toledo 20/20 Comprehensive Plan for the Ottawa Neighborhood area are as follows: (151) Toledo 20/20 recommends for Ottawa:

Cleaning and revitalizing the Monroe Street Business Corridor from Central Avenue to Collingwood.

Providing quality, affordable housing. Providing a supermarket. Strictly enforcing historic overlay zoning.

These recommendations are consistent and compliment the initiatives that are proposed for the Monroe Auburn Neighborhood Plan. Staff recommends the approval of the Monroe Auburn Neighborhood Plan for two reasons. First, the stakeholders in the Monroe Auburn community were involved from the beginning and their interests and concerns were incorporated into the plan. Second, the goals of the 20/20 plan and the Monroe Auburn Neighborhood Plan mirror each other in their recommendations.

REF: M-5-20…August 13, 2020

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The staff recommends that the Toledo City Plan Commission recommend approved of M-5-20, a request to review the 2020 Monroe Auburn Neighborhood Plan as an amendment to the 20/20 Plan, to the Toledo City Council, for the following two (2) reasons:

1. The 2020 Monroe Auburn Neighborhood Plan redefined the neighborhood’s

vision based on extensive public outreach and created an action plan that addresses the neighborhood’s goals.

2. The proposed 2020 Monroe Auburn Neighborhood Plan conforms to the

recommended goals and land uses of the 20/20 Comprehensive Plan.

2020 MONROE-AUBURN MASTER PLAN TOLEDO CITY PLAN COMMISSION REF: M-5-20 DATE: August 13, 2020 TIME: 2:00 P.M. CITY COUNCIL COMMITTEE OF PLANNING AND ZONING DATE: September 16, 2020 TIME: 4:00 P.M.

DR Two (2) sketches follow

GENERAL LOCATION

M-5-20 ID 17, 41

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SITE

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M-5-20 ID 17, 41

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STAFF REPORT CONDITIONS OF APPROVAL – AGENCY SOURCE IDENTIFICATION

Recommendations for conditions of approval often originate from agencies that have reviewed plans and proposals under consideration by the Plan Commission. To indicate which agency requested which condition of approval, that agency's name is placed at the end of the condition in parenthesis. Agency names are listed below: TOLEDO-LUCAS COUNTY FIRE PREVENTION TOLEDO EDISON COMPANY PLAN COMMISSIONS c/o BUILDING INSPECTION ENGINEERING SERVICES ONE GOVERNMENT CENTER ONE GOVERNMENT CENTER 6099 ANGOLA RD. SUITE 1620 SUITE 1600 HOLLAND, OH 43528 TOLEDO, OH 43604 TOLEDO, OH 43604 419-249-5440 419-245-1200 419-245-1220 DIVISION OF WATER DISTRIBUTION DIVISION OF FORESTRY PUBLIC UTILITES 401 S. ERIE STREET 2201 OTTAWA PARKWAY 420 MADISON AVE, SUITE 100 TOLEDO, OH 43604 TOLEDO, OH 43606 TOLEDO, OH 43604 419-936-2826 419-936-2326 419-245-1853 DIVISION OF WATER DIVISION OF INSPECTION LUCAS SOIL AND RECLAMATION ONE GOVERNMENT CENTER CONSERVATION DISTRICT 3900 N. SUMMIT STREET SUITE 1600 130-A W. DUDLEY TOLEDO, OH 43604 MAUMEE, OH 43537 TOLEDO, OH 43611 419-727-2602 419-245-1220 419-893-1966 DIVISION OF TRANSPORTATION DIVISION OF LUCAS COUNTY ENGINEER 110 N. WESTWOOD ENGINEERING SERVICES 1049 S. MCCORD ROAD TOLEDO, OH 43607 ONE LAKE ERIE CENTER HOLLAND, OH 43528 419-245-1300 600 JEFFERSON AVENUE, STE 300 419-213-2860 TOLEDO, OH 43604 419-245-1315 PUBLIC SERVICE DEPARTMENT COLUMBIA GAS COMPANY LUCAS COUNTY 110 N. WESTWOOD TONY BUCKLEY SANITARY ENGINEER TOLEDO, OH 43607 FIELD ENGINEER TECHNICIAN 1111 S. MCCORD ROAD 419-245-1835 2901 E. MANHATTAN BLVD HOLLAND, OH 43528 TOLEDO, OH 43611 419-213-2926 419-539-6078 TOLEDO-LUCAS COUNTY A T & T BUCKEYE BROADBAND HEALTH DEPT.ENV. HEALTH DESIGN MANAGER MICHAEL SHEAHAN 635 N. ERIE STREET ROOM 352 130 N. ERIE, ROOM 714 2700 OREGON ROAD TOLEDO, OH 43604 TOLEDO, OH 43604 NORTHWOOD, OH 43619 419-213-4209 419-245-7000 419-724-3713 FRONTIER WATERVILLE GAS OHIO GAS AMY ROTH TODD BLACK MIKE CREAGER 3126 N MCCORD PO BOX 259 13630 AIRPORT HWY. TOLEDO, OH 43617 WATERVILLE, OH 43566 SWANTON, OH 43558 419-841-7281 419-878-4972 419-636-1117 SPECTRUM UNITED STATES POST OFFICE CENTURYLINK RAY MAURER POSTMASTER BILL PARSONS 3760 INTERCHANGE ROAD 435 S. ST. CLAIR STREET 375 E. RIVERVIEW AVE. COLUMBUS, OH 43204 TOLEDO, OH 43601 NAPOLEON, OH 43502 614-481-5262 419-245-6802 12/18 mp

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Toledo - Lucas County General Street MapN

toledo city plan commission report august 13, 2020

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