Label
Planned Unit Development
3450 W. Central Ave.
Zoning & Planning Committee
Title
Granting a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio; subject to certain conditions and three (3) waivers; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
By application (PUD25-0003) filed with the City of Toledo Central Permit Center, a request for a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio; was submitted to the Toledo City Plan Commission for its review and recommendation.
On September 11, 2025, the Toledo City Plan Commission recommended approval for the request for a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio.
On October 15, 2025 Toledo City Council, Planning and Zoning Committee reviewed, and sent as approved a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio and all other things required by law to be done, have been done.
Summary
NOW, THEREFORE, Be it ordained by the Council of the City of Toledo:
SECTION 1. That a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central 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:
THE WEST EIGHT (8) ACRES OF THAT EAST EIGHTEEN (18) ACRES OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION NINETEEN (19), TOWN NINE (9) SOUTH, RANGE SEVEN (7) EAST, CITY OF TOLEDO, LUCAS COUNTY, OHIO, EXCEPTING THEREFROM THE NORTH FIVE HUNDRED TWENTY-EIGHT AND EIGHT TENTHS (528.8) FEET THEREOF. SUBJECT TO LEGAL HIGHWAYS.
(EASEMENT): ACCESS EASEMENT AGREEMENT RECORDED MAY 24, 2016 IN OFFICIAL RECORD 20160524-0019652, LUCAS COUNTY RECORDS, DESCRIBED AS FOLLOWS:
THAT PART OF SECTION NINETEEN (19), TOWN NINE (9) SOUTH, RANGE SEVEN (7) EAST, CITY OF TOLEDO, LUCAS COUNTY, OHIO, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH LINE OF SAID SECTION NINETEEN (19), THAT IS FIVE HUNDRED NINETY-FIVE AND FIFTY HUNDREDTHS (595.50) FEET WEST OF THE SOUTHEAST CORNER OF SAID SECTION NINETEEN (19);
THENCE NORTHERLY ALONG A LINE, MAKING AN INTERIOR ANGLE OF EIGHTY-NINE (89) DEGREES, FORTY (40) MINUTES WITH THE SOUTH LINE OF SECTION NINETEEN (19), MEASURED FROM WEST TO NORTH, SAID LINE BEING THE EAST LINE OF THE WEST TWENTY-TWO (22) ACRES OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19), A DISTANCE OF ONE THOUSAND THREE HUNDRED FIFTEEN AND SIXTY HUNDREDTHS (1315.60) FEET, MORE OR LESS, TO THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19);
THENCE WESTERLY ALONG THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19), A DISTANCE OF ONE HUNDRED TWENTY-ONE AND TWENTY-NINE HUNDREDTHS (121.29) FEET TO A POINT;
THENCE SOUTH ALONG A STRAIGHT LINE, TO A POINT ON THE SOUTH LINE OF SECTION NINETEEN (19), THAT IS SEVEN HUNDRED SIXTEEN AND SEVENTY-NINE HUNDREDTHS (716.39) FEET WEST OF THE SOUTHEAST CORNER OF SECTION NINETEEN (19);
THENCE EASTERLY ALONG THE SOUTH LINE OF SECTION NINETEEN (19), A DISTANCE OF ONE HUNDRED TWENTY-ONE AND TWENTY-NINE HUNDREDTHS (121.29) FEET TO THE PLACE OF BEGINNING.
SUBJECT TO LEGAL HIGHWAYS.
PARCEL NO. 22-16641
PARCEL 2:
LOT A IN WESTGATE VILLAGE PLAT TWO, AS RECORDED IN PLAT VOLUME 59, PAGE 25, CITY OF TOLEDO, LUCAS COUNTY, OHIO; EXCEPTING THEREFROM SAID LOT A, THAT PART THEREOF BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT A;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID LOT A, A DISTANCE OF ONE HUNDRED NINETY AND ZERO HUNDREDTHS (190.00) FEET TO THE NORTHEAST CORNER OF SAID LOT A;
THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT A, A DISTANCE OF ONE HUNDRED NINETY-FOUR AND TWENTY-FIVE HUNDREDTHS (194.25) FEET;
THENCE WESTERLY ALONG A LINE THAT IS PARALLEL TO THE NORTH LINE OF SAID LOT A, A DISTANCE OF ONE HUNDRED NINETY AND ZERO HUNDREDTHS (190.00) FEET TO A POINT ON THE WEST LINE OF SAID LOT A;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOT A, A DISTANCE OF ONE HUNDRED NINETY-FOUR AND TWENTY-FIVE HUNDREDTHS (194.25) FEET TO THE POINT OF BEGINNING.
AND:
THAT PART OF LOT D IN WESTGATE VILLAGE PLAT TWO, AS RECORDED IN PLAT VOLUME 59, PAGE 25, CITY OF TOLEDO, LUCAS COUNTY, OHIO, BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT D;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF THREE HUNDRED FIFTY-FOUR AND SIXTY HUNDREDTHS (354.60) FEET;
THENCE EASTERLY ALONG A LINE PARALLEL TO THE SOUTH LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF FIFTY AND NINETY-THREE HUNDREDTHS (50.93) FEET, MORE OR LESS, TO A POINT ON THE WEST LINE OF LOT A IN SAID WESTGATE VILLAGE PLAT TWO;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT A, A DISTANCE OF THREE HUNDRED FIFTY-FOUR AND SIXTY HUNDREDTHS (354.60) FEET TO THE SOUTHWEST CORNER OF SAID LOT A;
THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT D, A DISTANCE OF FIFTY-ONE AND EIGHT HUNDREDTHS (51.08) FEET TO THE POINT OF BEGINNING.
SUBJECT TO LEGAL HIGHWAYS.
TAX PARCEL NO. 22-71901
PARCEL 4:
LOT B IN WESTGATE VILLAGE PLAT TWO, AS RECORDED IN PLAT VOLUME 59, PAGE 25, CITY OF TOLEDO, LUCAS COUNTY, OHIO.
TAX PARCEL NO. 22-71941
PARCEL 5:
THAT PART OF SECTION NINETEEN (19), TOWN NINE (9) SOUTH, RANGE SEVEN (7) EAST, CITY OF TOLEDO, LUCAS COUNTY, OHIO, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH LINE OF SAID SECTION NINETEEN (19), THAT IS FIVE HUNDRED NINETY-FIVE AND FIFTY HUNDREDTHS (595.50) FEET WEST OF THE SOUTHEAST CORNER OF SAID SECTION NINETEEN (19);
THENCE NORTHERLY ALONG A LINE, MAKING AN INTERIOR ANGLE OF EIGHTY-NINE (89) DEGREES, FORTY (40) MINUTES WITH THE SOUTH LINE OF SECTION NINETEEN (19), MEASURED FROM WEST TO NORTH, SAID LINE BEING THE EAST LINE OF THE WEST TWENTY-TWO (22) ACRES OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19), A DISTANCE OF ONE THOUSAND THREE HUNDRED FIFTEEN AND SIXTY HUNDREDTHS (1315.60) FEET, MORE OR LESS, TO THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19);
THENCE WESTERLY ALONG THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER (1/4) OF THE SOUTHEAST ONE-QUARTER (1/4) OF SECTION NINETEEN (19), A DISTANCE OF ONE HUNDRED TWENTY-ONE AND TWENTY-NINE HUNDREDTHS (121.29) FEET TO A POINT;
THENCE SOUTH ALONG A STRAIGHT LINE, TO A POINT ON THE SOUTH LINE OF SECTION NINETEEN (19), THAT IS SEVEN HUNDRED SIXTEEN AND SEVENTY-NINE HUNDREDTHS (716.79) FEET WEST OF THE SOUTHEAST CORNER OF SECTION NINETEEN (19);
THENCE EASTERLY ALONG THE SOUTH LINE OF SECTION NINETEEN (19), A DISTANCE OF ONE HUNDRED TWENTY-ONE AND TWENTY-NINE HUNDREDTHS (121.29) FEET TO THE PLACE OF BEGINNING.
SUBJECT TO LEGAL HIGHWAYS.
TAX PARCEL NO. 22-16637
PARCEL 6:
THAT PART OF LOT "A" IN WESTGATE VILLAGE PLAT TWO, A SUBDIVISION IN THE CITY OF TOLEDO, LUCAS COUNTY, OHIO IN ACCORDANCE WITH VOLUME 59 OF PLATS, PAGE 25 BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT "A";
THENCE EASTERLY, ALONG THE NORTH LINE OF SAID LOT "A", A DISTANCE OF 190.00 FEET TO THE NORTHEAST CORNER OF SAID LOT "A";
THENCE SOUTHERLY, ALONG THE EAST LINE OF SAID LOT "A", A DISTANCE OF 194.25 FEET;
THENCE WESTERLY, ALONG A LINE THAT IS PARALLEL TO THE NORTH LINE OF SAID LOT "A" A DISTANCE OF 190.00 FEET TO A POINT ON THE WEST LINE OF SAID LOT "A";
THENCE NORTHERLY, ALONG THE WEST LINE OF SAID LOT "A", A DISTANCE OF 194.25 FEET TO THE POINT OF BEGINNING.
LOT "C" IN WESTGATE VILLAGE PLAT TWO, A SUBDIVISION IN THE CITY OF TOLEDO, LUCAS COUNTY, OHIO IN ACCORDANCE WITH VOLUME 59 OF PLATS, PAGE 25.
AND LOT "D" IN WESTGATE VILLAGE PLAT TWO, A SUBDIVISION IN THE CITY OF TOLEDO, LUCAS COUNTY, OHIO IN ACCORDANCE WITH VOLUME 59 OF PLATS, PAGE 25,
EXCEPTING THEREFROM:
THAT PART OF LOT "D" IN WESTGATE VILLAGE PLAT TWO (AS RECORDED IN VOLUME 59, PAGE 25, BOOK OF PLATS, LUCAS COUNTY, OHIO RECORDS, IN THE CITY OF TOLEDO, LUCAS COUNTY, OHIO, BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID LOT "D";
THENCE SOUTHERLY, ALONG THE EAST LINE OF SAID LOT "D", A DISTANCE OF 60.16 FEET;
THENCE WESTERLY, ALONG A LINE PARALLEL TO THE NORTH LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF 543.10 FEET;
THENCE NORTHERLY, ALONG A LINE PARALLEL TO THE EAST LINE OF SAID LOT "D", A DISTANCE OF 60.16 FEET TO A POINT ON THE NORTH LINE OF SAID WESTGATE VILLAGE PLAT TWO;
THENCE EASTERLY, ALONG THE NORTH LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF 543.10 FEET TO THE POINT OF BEGINNING,
CONTAINING 0.750 ACRES OF LAND, MORE OR LESS;
THE SOUTHERLY LINE OF THE ABOVE DESCRIBED PREMISES BEING A BOUNDARY LINE OF SAID LOT "D," AND THE SOUTHEAST CORNER OF SAID ABOVE DESCRIBED PREMISES BEING A SOUTHEASTERLY CORNER OF SAID LOT "D."
AND FURTHER EXCEPTING:
HAT PART OF LOT "D" IN WESTGATE VILLAGE PLAT TWO (AS RECORDED IN VOLUME 59, PAGE 25, BOOK OF PLATS, LUCAS COUNTY, OHIO, BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT "D";
THENCE NORTHERLY, ALONG THE WEST LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF 354.60 FEET;
THENCE EASTERLY, ALONG A LINE PARALLEL TO THE SOUTH LINE OF SAID WESTGATE VILLAGE PLAT TWO, A DISTANCE OF 50.93 FEET, MORE OR LESS, TO A POINT ON THE WEST LINE OF LOT "A" IN SAID WESTGATE VILLAGE PLAT TWO;
THENCE SOUTHERLY, ALONG THE WEST LINE OF SAID LOT "A", A DISTANCE OF 354.50 FEET TO THE SOUTHWEST CORNER OF SAID LOT "A";
THENCE WESTERLY, ALONG THE SOUTH LINE OF SAID LOT "D", A DISTANCE OF 51.09 FEET TO THE POINT OF BEGINNING, CONTAINING 0.415 ACRES OF LAND, MORE OR LESS.
TAX PARCEL NOS. 22-71971 AND 22-71991
THE ABOVE FEE PARCEL ALSO BEING DESCRIBED AS: SITUATED IN THE CITY OF TOLEDO, COUNTY OF LUCAS, STATE OF OHIO, BEING ALL OF LOT "C" AND PART OF LOTS "A" AND "D" IN WESTGATE VILLAGE PLAT TWO, A SUBDIVISION IN THE CITY OF TOLEDO, LUCAS COUNTY, OHIO IN ACCORDANCE WITH VOLUME 59 OF PLATS, PAGE 25 BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT A SET 5/8" IRON PIN AT THE NORTHWEST CORNER OF SAID LOT "D" AND THE TRUE POINT OF BEGINNING;
THENCE ALONG THE NORTH LINE OF SAID LOT "D", SOUTH 89° 44' 00" EAST, 725.29 FEET TO A SET MAG NAIL;
THENCE THROUGH A PORTION OF SAID LOT "D" AND ALONG THE EAST LINE OF SAID LOT "D", SOUTH 00° 06' 16" EAST, 165.16 FEET TO A SET MAG NAIL;
THENCE ALONG THE SOUTHERN LINE OF SAID LOT "D", NORTH 89° 44' 00" WEST, 121.29 FEET TO A SET MAG NAIL;
THENCE ALONG THE EASTERLY LINE OF SAID LOT "D", SOUTH 00° 12' 10" EAST, 36.11 FEET TO A SET MAG NAIL;
THENCE ALONG THE COMMON LINE BETWEEN LOTS "D" AND "B" THE FOLLOWING SIX COURSES:
1. NORTH 89° 57' 10" WEST, 153.63 FEET TO A SET MAG NAIL;
2. NORTH 00° 02' 50" EAST, 10.50 FEET TO A SET MAG NAIL;
3. NORTH 89° 57' 10" WEST, 159.00 FEET TO A SET MAG NAIL;
4. NORTH 00° 02' 50" EAST, 27.00 FEET TO A SET MAG NAIL;
5. NORTH 89° 57' 10" WEST, 51.60 FEET TO A SET MAG NAIL;
6. SOUTH 00° 02' 50" WEST, 342.32 FEET TO A SET MAG NAIL;
THENCE ALONG THE COMMON LINE BETWEEN LOTS "B" AND "C", SOUTH 89 ° 57' 10" EAST, 274.25 FEET TO A SET MAG NAIL;
THENCE ALONG THE EASTERLY LINE OF SAID LOT "C" THE FOLLOWING FIVE COURSES:
1. SOUTH 00° 02' 50" WEST, 120.00 FEET;
2. SOUTH 89° 57' 10" EAST, 21.00 FEET TO A SET MAG NAIL;
3. SOUTH 00° 02` 50" WEST, 191.67 FEET TO A SET MAG NAIL;
4. SOUTH 89° 57' 10" EAST, 20.75 FEET TO A SET MAG NAIL;
5. SOUTH 00° 02' 50" WEST, 153.33 FEET TO A SET MAG RAIL;
THENCE ALONG THE COMMON LINE OF LOTS "B" AND "C" THE FOLLOWING FIVE COURSES:
1. NORTH 89° 57' 10" WEST, 82.00 FEET TO A SET MAG NAIL;
2. SOUTH 00°02' 50" WEST, 10.00 FEET TO A SET MAG NAIL;
3. NORTH 89° 57' 10" WEST, 144.00 FEET TO A SET MAG NAIL;
4. NORTH 00° 02' 50" EAST, 10.00 FEET TO A SET MAG NAIL;
5. NORTH 89° 57' 10" WEST, 90.00 FEET,:
THENCE THROUGH LOT "A", NORTH 89° 40' 00" WEST, 190.00 FEET TO A SET MAG NAIL;
THENCE ALONG THE COMMON LINE OF LOTS "A" AND "D", SOUTH 00° 02' 50" WEST, 103.15 FEET TO A SET MAG NAIL;
THENCE THROUGH SAID LOT "D", NORTH 89° 40' 00" WEST, 50.69 FEET TO A FOUND 5/8" IRON PIN;
THENCE ALONG THE WESTERLY LINE OF SAID LOT "D", NORTH 00 ° 03' 34" EAST, 1075.35 FEET TO THE TRUE POINT OF BEGINNING.
SUBJECT TO ALL LEGAL HIGHWAYS.
TAX PARCEL NO. 22-71991
SECTION 2. That the approval of a Planned Unit Development for multiple commercial buildings for a site located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio shall be subject to compliance with the seventy-two (72) conditions as follows:
The following seventy-two (72) conditions are listed by agency of origin. Applicants are encouraged to contact each of the agencies to address compliance with their conditions.
Division of Engineering Services
1. The proposed sidewalk in the public right-of-way along Central Avenue needs to be constructed in accordance with the City of Toledo Construction Standards, Toledo Municipal Code, and Americans with Disabilities Act guidelines.
2. Required permits for all approved work in the public right-of-way shall be obtained, before work begins, from 419-245-1347. The application can be obtained online at Toledo.oh.gov search: Right of Way opening permit.
3. The City of Toledo public water system does not appear to be impacted by this project. Refer to comments provided by the Division of Water Distribution regarding private water mains and/or service lines.
4. No objection to the PUD proposal, although the stormwater management feature footprints cannot be confirmed as adequate at this time. Features shall manage the required water quality volume, flood control, and restricted discharge rate, and meet the design guidance for the type of feature (drain dry basin or wet basin) in Chapter 2 of the Ohio Rainwater Manual for details such as side slopes, flow length, sediment storage, and wet forebay or alternative pretreatment.
5. The City of Toledo requires that all sites proposing earth disturbing activities of 2,500 sq. ft. of more (including an overall common plan of development) and/or the installation of storm sewer services be reviewed and approved by the Division of Engineering Services prior to the start of any construction or earth disturbing work (grading, clearing, stockpiling, etc.)
6. The following documents shall be submitted to the Division of Engineering for stormwater review & comment:
a. Detailed site grading plan.
b. Plans and calculations for storm sewer service, stormwater detention and post-construction best management practices (BMP’s).
c. A Stormwater Pollution Prevention Plan (SWP3) - including a completed submittal cover sheet, and Ohio EPA SWP3 checklist.
d. Long term maintenance plan for Detention and Post-Construction BMP’s for long term maintenance of the private facilities. Stormwater Detention and Post-Construction BMP’s are required to be maintained into perpetuity.
7. Submittals shall be in compliance with the latest version of the City of Toledo’s Infrastructure Design and Construction Requirements <https://cdn.toledo.oh.gov/uploads/documents/Transportation/Engineering/2014-Infrastructure-Standards-with-updated-sewer-rates.pdf>
8. Following the stormwater review, comment and revisions, additional items needed to receive a stormwater construction permit include:
a. SWP3 operators’ contact information provided on standard SWP3 forms.
b. Post-Construction Stormwater O&M covenant.
c. Sewer fee for plan review and field inspection.
d. Naming of a Sewer Contractor licensed with Toledo.
9. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
10. A single sanitary sewer tap from this site shall be allowed into the public sanitary system. Developer shall use exiting sanitary tap, when available.
11. If there are any existing structures to be demolished at the site, the sanitary services to such structures will be killed by the City of Toledo at the developers cost.
12. Any previous kills that were not done at the right-of-way line shall be re-killed at the right-of-way to eliminate any active pipes on the property.
Bureau of Fire Prevention
13. All proposed new buildings will require compliance with all applicable Building, Fire, Electrical, Mechanical and Plumbing code requirements. (OBC105.1 & 101.4)
14. Underground water lines and private hydrants are required and shall be supplied by at least an 8 inch main and of the same type used by Public Utilities Department, Water distribution. Plans for private mains and hydrants shall be submitted to the Chief of the Fire Prevention Bureau for approval prior to installation. (OFC507.5.3, TMC 1511.03, Rule 5, #2)
15. All new buildings shall be provided with approved address identification that meets Building & Fire Code requirements. (This includes rear doors for each tenant of the retail strip buildings - OFC 403.11.1.5) (OBC 501.2 & OFC 505.1)
Division of Environmental Services
16. 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. (This comment is specific for sites above 2,500 square feet.)
17. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
18. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
19. Applicant is strongly encouraged to include multiple green infra-structure measures to minimize runoff and increase infiltration, and to minimize amount of new and/or additional impervious surface on site.
20. 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 <https://www.oipc.info/uploads/5/8/6/5/58652481/%20alternatives_to_ohio_invasive_plant_species.pdf>
21. 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 Traffic Management
22. Bicycle parking is required per TMC§1107.0900.
23. 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.
24. Wheel stops are required at all property lines, sidewalk, planting strips and buildings per TMC§1107.1907.
25. Dimensions for all driveways, approaches, drive aisles and parking spots must be shown per TMC§1107.1911.
26. Provide sidewalk connection from building sidewalk to existing sidewalk along Secor Road per TMC§1107.1300. Sidewalk shall be extended via the next phase of development subject to the approval of the Division of Traffic Management.
27. A minimum of a 24' wide drive aisle is required where a two-way traffic flow is being utilized per TMC§1107.1911, subject to the approval of the Division of Traffic Management.
28. Stacking must be shown at all drive-thru/pick up lanes per TMC§1107.1601.
29. Existing right in/right out drive between Lots 1 & Lot 3 shall be closed. This condition may be modified subject to the approval of the Division of Traffic Management.
30. “Do Not Enter" signage is required to prevent wrong-way traffic flow at pick up/drive-thru lanes exit.
31. All pick up/drive-thru lanes are required to have a minimum of a 10' wide bail out lane to allow a vehicle to get out of the cue in an emergency per Traffic Management.
32. A sidewalk must completely encompass the roundabout and continuing south to the new 5' sidewalk. (A cross walk will be required at the south side of the roundabout for pedestrian traffic.)
33. Sidewalk is required along the North and the West drives for pedestrian traffic. This condition may be modified subject to the approval of the Division of Traffic Management.
34. All the proper yield and pedestrian crossing signage is required to be shown around the roundabout.
35. Proposed buildings shall be constructed with white roofs to reduce the site’s urban heat island effect.
36. Usable, accessible, and consolidated common open space areas in the amount of no less than ten percent (10%) of the gross site acreage is required per TMC§1103.1008(C). Not acceptable as depicted. The applicant shall submit a revised site and landscaping plan showing compliance with TMC§1106.1008(C).
37. The stormwater feature within the proposed consolidated open space shall take up no more than one-third of the development’s total consolidated open space area. Acceptable as depicted.
38. The stormwater feature within the proposed consolidated open space shall be a wet basin if practicable as determined by the Plan Director and the Division of Engineering Services.
39. All spaces reserved for the use by persons with physical disabilities shall adhere to the standards outlined in TMC§1107.1700.
40. A minimum of fifty (50) bicycle parking spaces are required throughout the site. The applicant shall provide further detail to the Plan Director on the number of bicycle parking spaces provided on site in compliance with TMC§1107.0900. Additional bicycle parking spaces shall be placed near the proposed Multi-tenant (Retail A/B) building.
41. Per TMC§1107.1600, seven (7) vehicle stacking spaces are required from the order box for restaurant drive-throughs. Since these will be order-ahead pick-up windows without an order box, the applicant may provide dedicated pick-up spaces in lieu of vehicle stacking spaces. The applicant shall submit a revised site plan to the Plan Director.
42. Per TMC Sections 1103.1010 & 1109.0304, a direct pedestrian walkway connection shall be added between Central Avenue, the “Outparcel 1 Building” entrance(s), and the “Anchor Retail” building entrance(s). Subject to the approval of the Plan Director. Not acceptable as depicted. The applicant shall submit a revised site and landscaping plan to the Plan Director depicting this required pedestrian walkway connection.
43. Per TMC Sections 1103.1010 & 1109.0304, direct pedestrian walkway connections shall be added between the existing office building, the “Outparcel 1 Building”, the “Multi-tenant Building”, and the “Restaurant B / Outparcel 2 Building”. Subject to the approval of the Plan Director. Not acceptable as depicted. The applicant shall submit a revised site and landscaping plan to the Plan Director depicting these required pedestrian walkway connections.
44. Sidewalks are required along all sides of the roundabout, on one side of the north-south drive aligned with the Central Avenue traffic light intersection, and along one side of the northern drive aligned with the Secor Road traffic light intersection, subject to the approval of the Plan Director. The applicant shall submit a revised site and landscaping plan to the Plan Director.
45. All walkways must be a minimum of five feet (5’) in width.
46. All internal pedestrian walkways that cross parking aisles or driveways shall be distinguished from driving surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks, scored concrete or scored and painted asphalt to enhance pedestrian safety and comfort. Raised walkways may be installed if elevated 6 inches with tapered side slopes and meet ADA standards.
47. Per TMC§1109.0307, existing bus stops shall be integrated into the traffic and pedestrian circulation system on the site. The developer shall consult with TARTA on the need to provide connection to future bus stops, bus turnout lanes for customers and employees, or other transit improvements. The applicant shall provide proof of this consultation to the Plan Director.
48. Per TMC§1108.0202, a minimum thirty-foot (30’) wide frontage greenbelt along Central Avenue is required. This greenbelt must contain at least one (1) tree for every thirty-feet (30’) of frontage. Not acceptable as depicted. A revised landscaping plan shall be submitted to the Plan Director depicting a minimum of twenty-four (24) trees within the Central Avenue frontage greenbelt.
49. Per TMC§1108.0203, a Type B landscape buffer is required along the western property line. Four (4) canopy trees and fifteen (15) shrubs are required within the buffer per 100 linear feet. Type B landscape buffer materials may be placed on the opposite side of the western drive aisle. May be modified by the Plan Director. Not acceptable as depicted. The applicant shall submit a revised landscape plan to the Plan Director depicting a minimum of sixty (60) canopy trees and 225 shrubs.
50. Per TMC§1108.0203, a Type B landscape buffer is required along portions of the northern property line. Four (4) canopy trees and fifteen (15) shrubs are required within the buffer per 100 linear feet. In areas along the northern property line where a buffer is not required, one (1) canopy tree is required for each thirty linear feet (30’) per TMC§1108.0204. Type B landscape buffer and parking lot perimeter materials may be placed on the opposite side of the northern drive aisle. Acceptable as depicted on landscaping plan.
51. Per TMC§1108.0204, perimeter parking lot landscaping is required between the proposed parking and “Lot 4”. One (1) canopy tree for each thirty linear feet (30’) and a continuous shrub hedge to screen headlights from surrounding areas is required. Acceptable as depicted on landscaping plan.
52. In addition to other landscape requirements for buffer areas, frontage greenbelts, and parking lot perimeters, 368 trees and 711 shrubs are required between the parking lot interior requirements of TMC§1108.0204 and the site interior requirements of TMC§1108.0205(B). Condition may be modified by the Plan Director. Not acceptable as depicted. The applicant shall submit a revised landscaping plan to the Plan Director.
53. Per TMC§1103.1007(H), all telephone, electrical, cable, and other utility appurtenances shall be buried and dumpsters shall be sufficiently screened.
54. Per TMC§1103.1209(A.3), grade level mechanical equipment shall be screened from adjoining residential parcels and from the right of way(s).
55. Per TMC§1108.0204(B.6), 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.
56. Topsoil must be back filled to provide positive drainage of the landscape area.
57. The location, number, height, diameter, and species of any materials to be planted and maintained shall be depicted on the landscaping plan, as well as the location and number of any existing trees to be retained.
58. Landscaped areas must be irrigated as necessary to maintain required plant materials in good and healthy condition per TMC§1108.0406.
59. 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 Plan Director for review or approval.
60. All site lighting shall be fully directed downward, recessed, or adequately shielded to direct light away from adjacent properties, rights of way, or the sky above the fixtures per TMC§1107.1908.
61. The location, height, and materials for any fencing to be installed and maintained shall be depicted on the landscaping plan. Fence materials shall be upon the discretion of the Plan Director.
62. Dumpster locations shall be clearly marked on the site plan and located and screened per TMC§1108.0203(G).
63. A wall surface visible from adjoining streets or properties longer than 100 feet must incorporate a series of recesses or offsets, at intervals of not less than twenty-five feet (25’) nor more than 100 feet, that vary the depth of the building wall by a minimum of four feet (4’). Not less than twenty-five percent (25%) of the building wall shall be varied in this way. Applicant shall submit elevation drawings clarifying that building offsets are a minimum of four feet (4’) in depth. The Plan Commission has waived this requirement along the southern elevation of the “Anchor Retail” building.
64. Per TMC§1109.0306(E), building height may not exceed thirty-five feet (35’) for one-story buildings in large-scale retail projects. Not acceptable as depicted. The applicant shall submit revised elevation drawing showing that no single-story tenant space exceeds a maximum height of thirty-five feet (35’).
65. Per TMC§1109.0500, at least eighty percent (80%) of each elevation visible from the right-of-way must be comprised of predominant materials. No more than twenty percent (20%) of may be comprised of accent materials.
a. The southern portion of the “Anchor Building” is not acceptable as depicted. The applicant shall submit revised elevation drawings to the Plan Director showing compliance with TMC§1109.0500.
b. The northern portion of the “Anchor Building” is not acceptable as depicted. The applicant shall submit revised elevation drawings to the Plan Director with a percentage material break down showing compliance with TMC§1109.0500.
c. The “Multi-tenant Building” is not acceptable as depicted. The applicant shall submit revised elevation drawings to the Plan Director showing compliance with TMC§1109.0500.
d. The “Outparcel 1 Building” is acceptable as depicted.
66. No building elevations were submitted for the “Outparcel 2 Building”. The applicant shall submit elevation drawings to the Plan Director showing compliance with TMC§§ 1109.0300 & 1109.0500.
67. Per TMC§1109.0306(C), all rooftop units, such as HVAC units, shall be fully concealed from public view by a building’s architectural features.
68. The submitted elevations depict multiple signs, some of which would not meet the requirements of TMC Chapter 1113 Signs. The applicant shall submit a unified sign plan for the shopping center either as a standalone plan meeting the requirements of TMC Chapter 1113 Signs or as part of a rezone request to CR-SO meeting the requirements of TMC§1103.0700.
69. Applicant shall obtain a sign permit for any proposed signage.
70. 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.
71. Per TMC§1111.0814, if a building permit is not issued within two (2) years of this approval then the Planned Unit Development approval shall become null and void.
72. 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.
SECTION 3. Waiving Sections 1105.0302, 1103.1008(B) and 1103.1008(D) of the Toledo Municipal Code for the zoning maps attached to Part 11, Planning and Zoning, Toledo Municipal Code, for the property located at 3450 W. Central Avenue, in the City of Toledo, Lucas County, Ohio.
Chapter 1105 - Accessory Uses
Section 1105.0302 Fences and hedges in Commercial and Industrial Districts
The following standards apply in all Commercial and Industrial districts:
2. Fences shall not exceed 10 feet in any other location on a lot.
The Plan Commission recommends approval of a waiver of twenty-five feet (25’) from the ten-foot (10’) maximum fence height requirement since the fence encloses an outdoor sports field which may cause unwanted interactions between sports balls and nearby pedestrian/vehicular traffic.
Chapter 1103 - Overlay Zoning Districts
Section 1103.1008 Commercial Planned Unit Development Overlay District
B. An open space area void of buildings, structures, parking areas, or other above ground improvements except fencing shall be maintained on all perimeter property lines (except frontage) of the Planned Unit Development:
1. A minimum open space depth of 30 feet shall be provided unless a greater setback is required as listed in the underlying zoning district;
The Plan Commission recommends approval of a waiver of the perimeter open space requirement along the northern, western, and eastern property lines as this waiver will permit the continuance of existing drive aisles which are aligned with existing intersections on Central Avenue and Secor Road and are used as access for various adjacent sites.
Chapter 1103 - Overlay Zoning Districts
Section 1103.1008 Commercial Planned Unit Development Overlay District
D. No more than 70 percent of gross site acreage shall be devoted to coverage by buildings, structures, street, driveway and parking area pavement.
The Plan Commission recommends approval of a waiver for nine percent (9%) from the seventy percent (70%) maximum site coverage requirement to allow seventy-nine percent (79%) maximum site coverage because the applicant is providing more green space than currently exists on this site and because the applicant has agreed to provide white roofs on the proposed buildings to reduce the urban heat island effect.
SECTION 4. 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 5. 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