Label
Planned Unit Development
3027 W. Alexis Road
Zoning & Planning Committee 3/19/25
Title
Granting a Planned Unit Development for multiple commercial buildings on a lot for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio; subject to certain conditions and one (1) waiver; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
By application (PUD24-0001) filed with the City of Toledo Central Permit Center, a request for a Planned Unit Development for multiple commercial buildings on a lot 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 February 13, 2025, the Toledo City Plan Commission recommended approval for the request for a Planned Unit Development for multiple commercial buildings on a lot for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio.
On March 19, 2025 Toledo City Council, Planning and Zoning Committee reviewed, and sent as approved a Planned Unit Development for multiple commercial buildings on a lot 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 a Planned Unit Development for multiple commercial buildings on a lot 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 a Planned Unit Development for multiple commercial buildings on a lot for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio shall be subject to compliance with the forty-four (44) conditions as follows:
The following forty-four (44) conditions are listed by agency of origin. Applicants are encouraged to contact each of the agencies to address compliance with their conditions.
The following 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.
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. Water service is available subject to the Rules and Regulations of the Department of Public Utilities.
5. Existing water service lines to structures removed from the site will be abandoned by the City of Toledo at the developer’s expense.
6. Water service is available from an 8-inch diameter water main on the north side of W. Alexis Road. The 16-inch diameter water main on the south side of Alexis Road is a water transmission main and in not available for domestic usage.
7. Refer to comments provided by the Division of Water and Distribution regarding private water mains and/or service lines.
8. If Plan Commission requires a change to the storm management location, or the location changes to provide stormwater compliance after additional engineering evaluation following site plan approval, further coordination with the Plan Commission would be required, upon which stormwater approval is dependent.
9. A full stormwater review for comments requires an engineering submittal of multiple items, listed as items 1.a - 1.g. on the SWP3 submittal coversheet provided to applicant’s engineer. The cover sheet includes a web link to Toledo’s 2014 Infrastructure Requirements document.
10. SWP3 activities and sequencing shall account for demolition, since demolition permitting could occur prior to construction permitting.
11. Following the stormwater review, additional items are needed to receive construction permission:
a. As listed on the SWP3 submittal cover sheet, items 2.a. - 2.c.
b. Sewer fee and subcontracting for construction by a Toledo Licensed Sewer Contractor.
c. Project team shall provide advance copy of sample stormwater permit to bidders and with the contract for construction. It states conditions for precon notifications, field inspection, and permit closure.
d. An electronic copy and one full size paper set of the civil drawings as issued for construction. Delivery to the same address as on the provided Sewer Fee form.
12. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
13. A single sanitary sewer tap from this site shall be allowed into the public sanitary system. Developer shall use exiting sanitary tap, when available.
14. 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.
15. 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.
16. All sanitary sewer manholes in the project area shall have solid lids installed on them.
Fire Prevention
17. The proposed new building will require compliance with all applicable Fire Sprinkler and Alarm, Building, Mechanical and Plumbing code requirements.
18. Private hydrant(s) are required in a location approved by the Fire Prevention Bureau.
19. Fire apparatus shall have an unobstructed width of not less than 20’ and an unobstrcuted vertival clearance of not less than 13’6”.
20. Key box(s) for access to buildings and areas restricted by fences, gates, etc…
21. Approved premises identification is required.
Division of Environmental Services
22. 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.)
23. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
24. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
25. 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.
26. 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 <https://ohiodnr.gov/wps/portal/gov/%20odnr/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%20/5/8/6/5/58652481/alternatives_to_ohio_invasive_plant_species.pdf>
27. 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
28. “Do Not Enter” signage is required at the 18’ wide driveway to prevent wrong way traffic flow.
29. Sidewalk must continue through driveways along Alexis Road.
Plan Commission
30. Per TMC§1103.1010(C), all PUDs shall be platted according the Subdivision Rules & Regulations for the City of Toledo. Final Plat shall be submitted for review. No building permits shall be approved until platting is complete.
31. Off-street parking shall be provided per TMC§1107.0304 Schedule A for the proposed library development. A total of ninety-eight (98) parking spaces are currently required. The site plan depicts 129 parking spaces. 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. Since the library will serve as a community anchor and hub, and will offer both a multi-purpose room, community room and outdoor gathering area, the additional parking is appropriate. Acceptable as depicted.
32. 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) car accessible spaces and one (1) van accessible space is required for the site. The site plan depicts a total of seven (7) accessible parking spaces, four (4) of which are van accessible spaces. Acceptable as depicted.
33. Per TMC§1107.0304, the Off-Street Parking Schedule requires one bicycle parking slot per 10 parking spots, requiring a total of thirteen (13). Five (5) bicycle slots are depicted on the site plan. Not acceptable as depicted. Eight (8) additional bicycle slots shall be provided.
34. 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.
35. Per TMC§1103.1008(B) commercial PUD developments shall maintain a minimum open space depth of 30 feet on all perimeter property lines and a minimum open space depth of 60 feet 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 a portion of the main building roof, the drive-up material return and service window roof, the drive through lane, a sidewalk, a transformer and a condenser 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.
36. 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.
37. 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. The site plan depicts an outdoor reading garden with a long seating bench and tables to the west of the new library building. In addition, park benches are depicted along the pedestrian walkway from Tremainsville Road to the proposed parking area. Acceptable as depicted.
38. Traditional detention/retention ponds are prohibited in the front yard per TMC§1108.0206(D). Stormwater treatment facilities shall also meet the approval of the City of Toledo's Division of Engineering Services. Not acceptable as depicted. The proposed detention basin will need to be relocated so that it is not in the front yard and approved by the Division of Engineering Services.
39. A detailed site, lighting, fencing, and four (4) copies of a 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 30-foot-wide frontage greenbelt along public right-of-ways is required that contains at least one (1) tree for every thirty feet (30’) of frontage. This applies to the north and south sides of the property. Acceptable as depicted. While acceptable as depicted, any evergreen trees installed in the frontage greenbelt must be a minimum of eighteen feet (18’) from the curb or pavement edge per TMC§1107.2000.
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 thirty-four (34) canopy trees and 127 shrubs along the eastern property line. The landscape plan depicts twenty-seven (27) canopy trees and twelve (12) understory trees for an equivalent of thirty-five (35) canopy trees. The site plan also depicts 136 shrubs. Acceptable as depicted.
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 twenty-six (26) trees and seventy-eight (78) shrubs are required in the interior of the parking lot based on the proposed 129 parking spaces. The submitted tree planting plan and shrub planting plan depict thirty (30) trees and forty-six (46) shrubs. Not acceptable as depicted. An additional thirty two (32) shrubs are required.
d. Perimeter landscaping must be installed along any parking lot area adjacent to a street, place or driveway, or which is visible from an adjacent property. The tree planting plan and shrub planting plan depict trees and shrubs along the west side of the parking lot, and trees and a six-foot (6’) high cedar privacy fence along the east side of the parking lot. Not acceptable as submitted. The proposed continuous shrub hedge depicted on the shrub planting plan along the west side of the parking lot shall be extended to the south to include the drive aisle. The shrub hedge shall consist of evergreen shrubs. The privacy fence is acceptable in lieu of the required continuous shrub hedge along the east side of the parking lot per the Plan Director.
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. Not acceptable as depicted. A mix of trees, shrubs and groundcover shall be provided as foundation plantings along the entirety of the north, west and east sides of the building as well as 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. Not acceptable as depicted. Dumpster enclosure details shall be provided.
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. Not acceptable as depicted. A landscape plan shall be submitted that includes all proposed plant materials that are appropriately labeled.
k. The location, height and materials for any fencing to be installed and maintained.
l. Landscaped areas must be irrigated as necessary to maintain required plant materials in good and healthy condition per TMC§1108.0406. If a subsurface irrigation system is used, irrigation plans must be submitted with development plans and must contain all construction details. If xeriscaping is used, a xeriscaping plan must be submitted to the Plan Director containing a watering plan during plant establishment (approximately 3 years) and detailed depictions of xeriscaping features and techniques used, including soil type, drainage, topography, and plant cultivars/nativars.
m. Lights and light fixtures used to illuminate any parking or loading area must be selected and arranged to direct and reflect the light away from any adjacent residential property and public ways and away from the sky above the light fixture per TMC§1107.1908.
n. The location, lighting, and size of any signs.
40. Landscaping shall be installed and maintained indefinitely.
41. Building elevations must meet TMC§1109 - Design Standards. The submitted elevations show a mix of proposed building materials including brick, stainless steel wall tiles, ultra-high performance concrete panels, and aluminum composite panels. Final building materials and colors have not been decided. Not acceptable as submitted. Final elevations that include building materials and colors will need to be submitted that meet the standards of TMC§1109.
42. 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.
43. 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.
44. 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 Section 1103.1008(B) 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
Approve 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 north portion of the eastern property line. The applicant is providing a six-foot (6’) high privacy fence and canopy trees along the property line, and shrubs around the mechanical equipment to minimize any impact on adjacent residential properties to the east.
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