Label
SUP 6004 Hill Avenue
Amend SUP for School
Zoning & Planning
Title
Granting an Amendment to a Special Use Permit for a School, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio; subject to certain conditions; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
By application (SUP25-0039) filed with the City of Toledo Central Permit Center, a request for an Amendment to a Special Use Permit for a school, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio; was submitted to the Toledo City Plan Commission for its review and recommendation.
On November 6, 2025, the Toledo City Plan Commission recommended approval for the request for an Amendment to Special Use Permit for a school, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio.
On December 10, 2025, the Toledo City Council Zoning and Planning Committee recommended approval for the request for an Amendment to a Special Use Permit fora school, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio.
Summary
NOW THEREFORE Be it ordained by the Council of the City of Toledo:
SECTION 1. That granting an Amendment to Special Use Permit for a school, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio, be and the same is hereby approved, subject to the conditions contained in Section 2 hereof which must be complied with, as to the property more fully described as follows:
PARCEL 1:
That part of the east one-half (1/2) of the southeast quarter (1/4) of Section three (3), in Town two (2), United States Reserve of twelve (12) miles square at the foot of the Rapids of the Miami of Lake Erie in the City of Toledo, Lucas County, Ohio, lying southeasterly of the right of way of the Toledo and Indiana Railway Company, described as follows:
Beginning at a point eight hundred sixty-nine and seven hundredths (869.07) feet northeasterly from the point where the center line of Hill Avenue intersects the easterly line of the right of way of the Toledo and Indiana Railway Company;
thence northeasterly along said right of way a distance of one hundred sixty-one and seventy-three hundredths (161.73) feet;
thence southeasterly at right angles with said right of way a distance of seven hundred thirty-five and twelve hundredths (735.12) feet to the center line of the north and south highway;
t_hence southerly one hundred sixty-one and twelve hundredths (161.12) feet to the centerline of Hill Avenue;
thence westerly along the center line of Hill Avenue seventy-two and sixty-four hundredths (72.64) feet;
thence northwesterly a distance of eight hundred six and twenty-two hundredths (806.22) feet to the place of beginning, except the northwesterly four hundred fifty .
(450) feet thereof, subject to legal highways.
EXCEPTING THEREFROM that part thereof deed to The City of Toledo for roadway in Deed Microfiche No. 02-511-C07, of the Lucas County Records.
PARCEL 2:
That part of the east one-half (1/2) of the southeast one-quarter (1/4) of Section three (3), Town two (2), United States Reserve, in the City of Toledo, Lucas County, Ohio, lying southeasterly of the right of way Toledo and Indiana Railway Company, bounded as follows:
Beginning at a point in the southeasterly line of the right of way of Toledo and Indiana Railway Company, six hundred eighty-three and one hundredths (683.01) feet northeasterly from point of intersection of the center line of Hill Avenue with southeasterly line of said right of way;
thence northeasterly along southeasterly line of said right of way a distance of one hundred eighty-six and six hundredths (186.06) feet;
thence southeasterly at right angles to the said southeasterly line of said right of way a distance of eight hundred six and twenty-two hundredths (806.22) feet to the centerline of Hill Avenue,
thence westerly along the centerline of Hill Avenue a distance of two hundred fifty-two and ninety-seven hundredths (252.97) feet,
thence in a northwesterly direction a distance of six hundred thirty-seven and twenty-seven hundredths (637.27) feet to the place of beginning, EXCEPTING THEREFROM the northwesterly four hundred (400) feet thereof.
PARCEL3
A parcel ofland in the east one-half (1/2) of the southeast quarter (1/4) of Section three (3) in Town two (2) United States Reserve of twelve (12) miles square at the foot of the Rapids of the Miami of Lake Erie, in the City of Toledo, Lucas County, Ohio, bounded and described as follows:
Beginning at the intersection of the center lines of Hill Avenue and Holland- Sylvania Road;
thence northerly along the center line of Holland Sylvania Road, a distance of one hundred sixty-two and twelve hundredths (162.12) feet to the true point of beginning;
thence northwesterly a distance of four hundred and twenty-five hundredths (400.25) feet along a line which if extended northwesterly would intersect the easterly line of the right of way of the Toledo and Indiana Railway Company ten hundred thirty and eighty hundredths (1030.80) feet northeasterly from the point where the center of Hill Avenue intersects said easterly line of said right of way (hereafter referred to as the previously described line);
thence northeasterly at right angles to the previously described line a distance of one hundred twenty-one and seventy-three hundredths (121.73) feet to a point;
thence southeasterly parallel to the previously described line a distance of two hundred sixty-four and eighty hundredths (264.80) feet more or less to the center line of Holland-Sylvania Road;
thence southerly along the center line of Holland-Sylvania Road, a distance of one hundred eighty-two and fourteen hundredths (182.14) feet more or less to the true point of beginning.
EXCEPTING THEREFROM that part thereof deed to The City of Toledo for roadway in Instrument No. 20060713-0046217, of the Lucas County Records.
SECTION 2. That the approval of the granting of an Amendment to a Special Use Permit for a school, originally granted by Ord. 631-23, for the property located at 6004 Hill Avenue, in the City of Toledo, Lucas County, Ohio, be subject to compliance with the thirty-two (32) conditions as follows:
The following thirty-two (32) conditions listed by agency of origin. Applicants are encouraged to contact each of the agencies to address compliance with their conditions:
Engineering Services
1. 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.
2. All proposed 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.
3. Required permits for all approved work in the public right-of-way shall be obtained, before work begins, from Ted Rousos, 419-245-1347. The application can be obtained online at Toledo.oh.gov search: Right of Way opening permit.
4. The City of Toledo public water systems does not appear to impacted by this project. Refer to comments provided by the Division of Water Distribution regarding private water mains and/or service lines.
5. Post-construction stormwater management is required for a project of this size; the site plan needs resubmitted. Changes to the site plan made for fulfilling stormwater requirements will necessitate Plan Commission concurrent review and approval. Storm requirements are given in the 2014 Infrastructure Requirements, available online at
https://cdn.toledo.oh.gov/uploads/documents/Transportation/Engineering/2014- Infrastructure-Standards-with-updated-sewer-rates.pdf <https://cdn.toledo.oh.gov/uploads/documents/Transportation/Engineering/2014-%20Infrastructure-Standards-with-updated-sewer-rates.pdf>
a. For a partial site redevelopment such as this, the amount of required stormwater improvements is prorated to the amount of redevelopment (the building addition and proposed pavement near the western drive entrance).
b. Whereas other areas of the site may be most advantageous for fulfilling the requirements, the improvements may manage an equivalent amount of drainage area anywhere on site.
6. Following a site plan approval, a full stormwater review needed for construction approval requires submittal of the following items a, b, and c. Following the review process, items d, e, and f will be needed for final stormwater approval:
a. Engineering drawings and calculations compliant with the City of Toledo Infrastructure Standards.
b. Long term operations and maintenance (O&M) plan for Post-Construction BMP's,
c. A Storm Water Pollution Prevention Plan (SWP3) including a completed Ohio EPA SWP3 checklist.
d. Fee for the sewer construction permit, which also requires a sewer contractor, licensed with the City of Toledo, to be named for the project.
e. SWP3 contact list for responsible parties. (TMACOG form)
f. Covenant for the approved O&M plan.
7. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
Fire Prevention Bureau
8. The structure must comply with all the requirements for the purpose and use of the addition, including seperation requirments, structural load requirements and all fire safety requirements.
9. The proposed new building will require compliance with all applicable Fire Sprinkler and Alarm, Building, Electrical, Mechanical and Plumbing code requirements.
10. Approved Premises identification is required.
Fire Prevention Bureau
11. Key box(s) for access to buildings and areas restricted by fences, gates, etc.
Division of Traffic Management
12. A sidewalk connection is required from the sidewalk in the right-of-way to the building sidewalk for pedestrian traffic per TMC 1107.1300.
13. Accessible parking signage must be posted directly in front of the parking space at a height of no less than 60 inches and no more than 72 inches above pavement level per TMC 1107.1704.
14. Wheel stops are required at all parking spots abutting property lines, sidewalks, planting strips and buildings per TMC 1107.1907.
Division of Environmental Services
15. 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.
16. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
17. Applicant is strongly encouraged to include multiple green infra-structure measures to minimize runoff and increase infiltration, and to minimize the amount of new and/or additional impervious surface on the site.
18. Applicant shall maintain compliance with the City of Toledo’s Stormwater 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.
19. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
20. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
21. Applicant is strongly encouraged to include multiple green infra-structure measures to minimize runoff and increase infiltration, and to minimize the amount of new and/or additional impervious surface on the site.
22. Applicant is strongly encouraged to plant native, low maintenance and non-invasive trees, shrubs and perennials. Information is at https://ohiodnr.gov/wps/portal/gov/odnr/discover-and-learn/plants-trees/invasive-plants; a list of invasive plants and alternative species can be downloaded from
<https://www.oipc.info/uploads/5/8/6/5/58652481/alternatives_to_ohio_invasive_plant_species.pdf>
23. 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.
Division of Sewer and Drainage Services
24. S&DS requires that all existing private sewer lines that are not being removed or properly abandoned (both storm & sanitary) be cleaned and inspected.
25. S&DS requires that the existing 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 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.
Plan Commission
26. Per TMC§1107.0304 one (1) space paved off-street area for dropping off and picking up students at the school must be provided Acceptable as depicted.
27. Per TMC§1107.0900, bicycle parking shall be provided, with one (1) bicycle space per three (3) students plus one (1) bicycle spaces per 10 parking spaces for faculty and staff Acceptable as depicted.
28. 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 five-foot (5’) greenbelt is required along the property line fronting Hill Avenue and Holland-Sylvania Road. The frontage greenbelt shall include a solid evergreen hedge to screen parking in the front of the property and prevent headlights from being seen from the right-of-way. Acceptable as submitted.
b. Landscape islands shall be added to the existing parking lot, the number and location shall subject to approval by the Plan Director. Acceptable as submitted.
c. Top soil must be back filled to provide positive drainage of the landscaped 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, trees, shrubs, and landscape materials shall meet the standards included in TMC 1108.0400 Landscape Materials Standards;
f. All landscape material must be properly maintained. No approved plant material shall be removed for any reason without being replaced with like kind, or without submitting a revised landscape plan to the Planning Director for review or approval;
g. The location, height and materials for any fencing to be installed and maintained. Acceptable as submitted.
h. The location and direction of any proposed lighting shall be identified (lights are to be directed away from adjacent residential properties).
29. 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.
30. Approval of the Special Use Permit will lapse after one (1) year if the criteria listed in TMC§1111.0707 have not been met.
31. 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.
32. 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.
SECTION 3. That when the conditions contained herein above have been complied with, the Secretary of the Toledo City Plan Commission be and he is hereby directed to change the zoning maps to conform with the within Ordinance.
SECTION 4. That this Ordinance hereby is declared to be an emergency measure and shall be in force and effect from and after its passage. The reason for the emergency lies in the fact that same is necessary for the immediate preservation of the public peace, health, safety and property, and for the further reason that the Ordinance must be immediately effective in order to provide for the orderly regulation and use of the property and to protect the land value in the area.
Vote on emergency clause: yeas _____, nays _____.
Passed: _________________, as an emergency measure: yeas _____, nays _____.
Attest: ________________________ __________________________________
Clerk of Council President of Council
Approved: _____________________ __________________________________
Mayor
I hereby certify that the above is a true and correct copy of an Ordinance passed by Council ________________________.
Attest: ________________________
Clerk of Council