Label
Planned Unit Development
3027 W. Alexis Road
Zoning & Planning Committee 9/17/25
Title
Granting an amendment to the Planned Unit Development originally granted by Ord. 150-25, for a new library and storage building for a site located at 3027 W. Alexis Road, 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 (PUD25-0002) filed with the City of Toledo Central Permit Center, a request for an amendment of a Planned Unit Development for originally granted by Ord. 150-25, for a new library and storage building for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio, was submitted to the Toledo City Plan Commission for its review and recommendation.
On August 14, 2025, the Toledo City Plan Commission recommended approval for the request for an amendment to a Planned Unit Development originally granted by Ord. 150-25, for a new library and storage building for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio.
On September 17, 2025 Toledo City Council, Planning and Zoning Committee reviewed, and sent as approved an amendment of a Planned Unit Development originally granted by Ord. 150-25, for a new library and storage building for a site for a site located at 3027 W. Alexis Road, 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 an amendment of a Planned Unit Development originally granted by Ord. 150-25, for a new library and storage building for a site for a site located at 3027 W. Alexis Road, 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 A:
Being a parcel of land in the West one-third (1/3) of the East one-half (1/2) of the Northwest one-quarter (1/4) of Section eight (8), Town nine (9) South, Range seven (7) East, In the City of Toledo, Lucas County, Ohio lying between Tremainsville Road and Alexis Road, more fully described as follows:
Beginning at the Intersection of the West line of the East one-half (1/2) of the Northwest
one-quarter (1/4) and the center line of Alexis Road; thence East along said center line of Alexis Road to the East line of said West one-third (1/3) of the East one-half (1/2) of the Northwest
one-quarter (1/4) of Section eight (8); thence South along said East line of the West one-third (1/3) of the East one-half (1/2) of the Northwest one-quarter (1/4) of Section eight (8) to Its intersection with the center line of Tremainsville Road, thence Northwesterly along the center line of said road to a point eighty and ninety-one hundredths (80.91) feet Southeasterly of the Intersection of said center line and the West line of the East one-half (1/2) of the Northwest one-quarter (1/4) of said section eight (8); thence Northeasterly at right angles to the center line of said road, a distance of one hundred seventy-five (175) feet; thence Northwesterly parallel to said center line of Tremainsville Road a distance of seventy and no hundredths (70.00) feet; thence Southwesterly at right angles to the last course, a distance of twenty-five and no hundredths (25.00) feet; thence Northwesterly parallel to the centerline of Tremainsville Road one hundred eighty-eight and twenty hundredths (188.20) feet to its Intersection with the West line of the East one-half (1/2) of the Northwest one-quarter (1/4); thence North along said West line to the place of beginning.
Subject to legal highways.
Excepting therefrom the following described parcel:
Being a parcel of land in the West one-third (1/3) of the East one-half (1/2) of the Northwest
one-quarter (1/4) of Section eight (8), Town nine (9) South, Range (7) East, City of Toledo, Lucas County, Ohio, on the North side of Tremainsville Road, more fully described as follows:
Beginning at an Iron pipe at the intersection of the East line of said West one-third (1/3) of the East one-half (1/2) of the Northwest one-quarter (1/4) of Section eight (8) and the Northeasterly line of Tremainsville Road, said pipe being thirty (30) feet Northeasterly of center line of said road; thence Northwesterly along said Northeasterly line of said road a distance of one hundred sixty-five and no tenths (165.0) feet; thence Northeasterly at right angles to the said Northeasterly line of said road a distance of one hundred thirty-nine and two hundredths (139.02) feet; thence South along said East line of said West one-third (1/3) of the East one-half (1/2) of the Northwest one-quarter (1/4) of Section eight (8), a distance of two hundred fifteen and seventy-six hundredths (215.76) feet to the place of beginning, and also excepting therefrom the Northerly one hundred seventy
(170) feet of the Easterly one hundred seventy-five (175) feet thereof.
Parcel No. 23-3437
Parcel B:
The northerly 170 feet of the easterly 175 feet of the following described parcel:
Being a parcel of land in the west one-third (1/3) of the east one-half (1/2) of the northwest
one-quarter (1/4) of Section eight (8), town nine (9) south, Range seven (7) east, City of Toledo, Lucas County, Ohio, lying between Tremainsville Road and Alexis Road, more fully described as follows: Beginning at the intersection of the west line of the east one-half (1/2) of the northwest one-quarter (1/4) and the centerline of Alexis Road, thence east along said center line of Alexis Road to the east line of said west one-third (1/3) of the east one-half (1/2) of the northwest one-quarter (1/4) of Section eight (8); thence south along said east line of the west one-third (1/3)
of the east one-half (1/2) of the northwest one-quarter (1/4) of Section eight (8), to its intersection with the center line of Tremainsville Road; thence northwesterly along the center line of said road, to a point eighty and ninety-one hundredths (80.91) feet southeasterly of the intersection of said center line and the west line of the east one-half (1/2) of the northwest quarter (1/4) of said Section eight (8); thence northeasterly at right angles to the center line of said road, a distance of one hundred seventy-five (175) feet; thence northwesterly parallel to said center line of Tremainsville Road a distance of seventy (70) feet; thence southwesterly at right angles to the last course, a distance of twenty-five and no hundredths (25.00) feet; thence northwesterly parallel to the center line of Tremainsville Road, one hundred eighty-eight and twenty hundredths/ (138.20) feet to its intersection with the west line of the east one-half (1/2) of the northwest one-quarter (1/4); thence north along said west line to the place of beginning. Subject to legal highways.
Parcel No. 23-03439
Parcel C:
The Northeasterly twenty-five (25) feet of that part of the East one-half (1/2) of the Northwest one-quarter (1/4) of Section eight (8) Town nine (9) South, Range seven (7) East, City of Toledo, Lucas County, Ohio bounded and described as follows:
Beginning at a point on the center line of Tremainsville Road (so-called) that is ten and ninety-one hundredths (10.91) feet Southeast of its intersection with the West line of the said East one-half (1/2) of the Northwest one-quarter (1/4) of said Section eight (8); thence Southeast along the said center line of said Tremainsville Road seventy (70) feet; thence Northeast on a line drawn at right angles with the Tremainsville Road one hundred seventy-five (175) feet; thence Northwest on a line parallel with said center line of said Tremainsville Road seventy (70) feet; thence Southwest one hundred seventy-five (176) feet to the place of beginning, excepting therefrom the Southwesterly thirty (30) feet that is now used and occupied as Tremainsville Road. Subject to legal highways.
Parcel No. 23-03449
SECTION 2. That the approval of an amendment of a Planned Unit Development originally granted by Ord. 150-25, for a new library and storage building for a site for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio shall be subject to compliance with the thirty-seven (37) conditions as follows:
The following thirty-seven (37) 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. 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 419-245-1347. The application can be obtained online at Toledo.oh.gov search: Right of Way opening permit.
4. Refer to comments provided by the Division of Water Distribution regarding private water mains and/or service lines.
5. The stormwater basin footprint and size will need confirmed, and possibly enlarged to provide for the required water quality volume, flood control, and restricted discharge rate. The footprint and geometrics need to also address the design guidance (Chapter 2.7 of the Ohio Rainwater Manual) including but not limited to side slopes, flow length, sediment storage, and wet forebay or alternative pretreatment.
6. A full submittal for stormwater requires submittal of the regional SWP3 submittal coversheet as provided to applicant, and its items I .a. - l .g. Following the stormwater review, comment and revisions, additional items needed to receive a stormwater construction permit are listed on the SWP3 submittal cover sheet, items 2.a. - 2.c., as well as the sewer fee for plan review and field inspection.
7. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
8. A single sanitary sewer tap from this site shall be allowed into the public sanitary system. Developer shall use exiting sanitary tap, when available.
9. 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.
10. 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.
Division of Environmental Services
11. 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.)
12. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
13. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
14. 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.
15. 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>
16. 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
17. 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.
18. Wheel stops are required at all property lines, sidewalk, planting strips and buildings per TMC§1107.1907.
19. Provide sidewalk connection from building sidewalk to existing sidewalk along Tremainsville Road per TMC§1107.1300.
20. “Do Not Enter” signage is required to prevent wrong way traffic flow.
21. Provide ground painted arrows to indicate one-way traffic to prevent wrong-way traffic flow.
Plan Commission
22. The applicant shall submit revised plans that include the library portion of the PUD that complies with the original PUD approval in Ord. 150-25 as a condition of approval.
23. Off-street parking shall be provided per TMC§1107.0304 Schedule A for the proposed PUD. A total of ninety-eight (98) parking spaces are currently required for the library and a total of sixty (65) are currently required for the operations center. The site plan depicts 127 parking spaces and thirty (30) parking spaces respectively. TMC§1103.1010(E) allows for the number of off-street parking and loading spaces to be decreased or increased during the PUD review process. Acceptable as depicted.
24. All spaces reserved for the use by persons with physical disabilities shall adhere to the standards outlined in TMC§1107.1700. A minimum of four (4) auto-accessible parking spaces and one (1) van-accessible parking space are required for the library and one (1) car accessible space and one (1) van-accessible space are required for the operations center The site plan depicts four (4) auto-accessible and four (4) van accessible parking spaces for the library and one (1) auto-accessible and one (1) van-accessible parking spaces for the operations center. Acceptable as depicted.
25. Per TMC§1107.0304, the Off-Street Parking Schedule requires one bicycle parking slot per ten (10) parking spots, requiring a total of thirteen (13) spaces for the library and three (3) for the operations center. The landscape plan depicts sixteen (16) bicycle slots for the library and six (6) bicycle slots north of the operations center and six (6) bicycle slots south of the operations center. Acceptable as depicted.
26. Per TMC§1103.1010(D) PUD developments are required to provide sidewalks, built to city specifications along both sides of all streets, public or private. An extensive network of sidewalks is depicted on the site plan. Acceptable as depicted.
27. Per TMC§1103.1008(B) commercial PUD developments shall maintain a minimum open space depth of thirty feet (30’) on all perimeter property lines and a minimum open space depth of sixty feet (60’) when abutting a Residential District. This open space area must be void of buildings, structures, parking areas and other above ground improvements. The submitted site plans and elevations show that the operations center will be located within the required sixty-foot (60’) open space along the east side of the site. Not acceptable as depicted. The applicant shall obtain a waiver for the required open space depth where it does not comply or revise the site plan to comply with this requirement.
28. Usable, accessible and consolidated common open space areas in the amount of no less than ten percent (10%) of the gross site acreages is required to be allocated in PUD’s per TMC§1103.1008(C). More than ten percent (10%) open space is depicted on the site plan. Acceptable as depicted.
29. Commercial PUD developments must include some noncommercial amenities within required common open space areas, such as open or closed plazas or mall areas, benches, tables, statuary, fountains, kiosks, pergolas and areas for public enjoyment. Acceptable as depicted.
30. A detailed site, lighting, fencing, and landscape plan (separate from building and site plans) shall be submitted to the Plan Director for review and approval. Such plan shall include:
a. Per TMC§1108.0202, a minimum thirty-foot-wide frontage greenbelt along public rights-of-way is required that contains at least one (1) tree for every thirty-feet (30’) of frontage. Nineteen (19) trees are required along Tremainsville Road and the tree planting plan depicts fifteen (15). Additionally, the frontage greenbelt shall include a solid evergreen hedge, which is not provided. Not acceptable as depicted. An additional four (4) trees and a solid evergreen hedge shall be provided.
b. Per TMC§1108.0203, a Type A Buffer is required along a portion of the east property line and a Type B Buffer is required along the other potion of the east property line. These two (2) buffers require a total nineteen (19) canopy trees and seventy-one (71) shrubs along the eastern property line. The tree planting plan depicts fifteen (15) canopy trees and eight (8) understory trees for an equivalent of twenty (20) canopy trees. The shrub planting plan also depicts twenty-five (25) shrubs. Not acceptable as depicted. An additional forty-six (46) shrubs shall be provided.
c. Per TMC§1108.0204, two (2) canopy trees and six (6) shrubs are required to be installed in interior landscape areas in a parking lot for each ten (10) parking spaces. A total of six (6) trees and eighteen (18) shrubs are required in the interior of the parking lot based on the proposed thirty (30) parking spaces. There is no landscaping provided for the parking lot. Not acceptable as depicted. The required six (6) trees and eighteen (18) shrubs shall be provided.
d. Perimeter landscaping must be installed along the parking lot area adjacent to a street, place or driveway, or which is visible from an adjacent property. The frontage greenbelt counts toward perimeter landscaping requirements along Tremainsville Road. The proposed trees in the Type B Buffer along the east property line count towards the perimeter landscaping requirements; however, a solid evergreen hedge is required along the parking area to shield headlights from adjacent properties. Not acceptable as submitted. A continuous shrub hedge shall be provided along the east side of the parking lot.
e. Per TMC§1108.0205(B), one 2-inch caliper tree for every 1,000 square feet of building coverage, foundation plantings along all portions of the building that are visible from the public rights-of-way, and landscaping at all major building entrances are required. There are in excess of the required seventy-six (76) trees provided in the interior of the site; however, foundation plantings and landscaping at the major building entrances are not provided. Not acceptable as depicted. A mix of trees, shrubs and groundcover shall be provided as foundation plantings along the west and northwest sides of the building and landscaping provided at the main entrance.
f. Per TMC§1103.1007(H), all telephone, electrical, cable, and other utility appurtenances shall be buried and dumpsters shall be sufficiently screened.
g. Per TMC§1103.1209(A.3), grade level mechanical equipment shall be screened from adjoining residential parcels and from the right of way(s).
h. 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. The proposed rock mulch is not permitted.
i. Topsoil must be back filled to provide positive drainage of the landscape area.
j. 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.
k. Landscaped areas must be irrigated as necessary to maintain required plant materials in good and healthy condition per TMC§1108.0406.
l. 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.
m. 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.
n. The location, height and materials for any fencing to be installed and maintained.
o. Dumpster locations shall be clearly marked on the site plan and located and screened per TMC§1108.0203(G).
p. The location, lighting, and size of any signs.
31. Connecting walkways and pedestrian connections are required per TMC§1109.0204(A). At least one (1) main entrance shall face and open directly onto a five-foot (5’) wide connecting walkway to the street sidewalk. Not acceptable as depicted. A five-foot (5’) wide connecting walkway shall be provided from the main entrance at the rear of the building to the existing sidewalk on Tremainsville Road. The walkways shall be distinguished from driving surfaces where it crosses parking aisles or driveways.
32. Building elevations must meet TMC§1109 - Design Standards. Not acceptable as submitted. Revised elevations that meet these standards shall be submitted for review and approval by the Plan Director.
33. All proposed signage shall meet the standards of TMC§1113 - Signs.
34. Applicant shall obtain appropriate permits for any proposed signage.
35. 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.
36. 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.
37. 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 1103.1008(B), 1107.1300 and 1109.0200 of the Toledo Municipal Code for the zoning maps attached to Part 11, Planning and Zoning, Toledo Municipal Code, for the property located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio.
Chapter 1103 - Overlay Zoning Districts
Section 1103.1008(B) Commercial Planned Unit Development Overlay District
Plan Commission recommends that the Toledo City Council approve a waiver from the required sixty-foot (60’) open space area void of buildings, structures, parking areas, or other above ground improvements on all perimeter property lines for the proposed operations center. The operations center has been located as far south as possible to allow for a more expansive green space and a tree-lined connection between Tremainsville Road and the library is proposed. In addition, the proposed six-foot (6’) tall privacy fence will be continued along the east property line with a required landscape buffer where it abuts a Residential District.
Chapter 1107 - Parking, Loading and Access and Chapter 1109 - Design Standards
Section 1107.1300 Sidewalks and Section 1109.0204(A) Connecting Walkways
Plan Commission recommends that the Toledo City Council disapprove a waiver from the requirement to provide a connecting walkway from the existing street sidewalk along Tremainsville Road to the main entrance for employees on the south side of the proposed building. Plan Commission recommends that a sidewalk segment from the street sidewalk to the proposed parking lot be installed and a pedestrian “walk-way” be designated through the parking lot via pavement striping. This will ensure safe travel for employees traveling to and from work on foot or bicycle.
Chapter 1109 - Design Standards
Section 1109.0200 Commercial, mixed use and institutional design standards
Plan Commission recommends that the Toledo City Council disapprove a waiver from the design requirements of Chapter 1109 and recommend that revised elevations that meet these standards be submitted. All development within the City is required to meet the design standards in Chapter 1109. Waiving this section without specific reasoning or hardship, would set a serious precedent.
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
Vote on emergency clause: yeas 12, nays 0.
Passed: September 23, 2025, as an emergency measure: yeas 12, nays 0.
Attest:
Julie A. Gibbons Carrie Hartman
Clerk of Council President of Council
Approved: September 23, 2025
Wade Kapszukiewicz
Mayor