Label
SUP New Community Center
355 Dearborn Avenue
Title
Granting a Special Use Permit for a New Community Center located at 355 Dearborn Avenue, in the City of Toledo, Lucas County, Ohio; subject to certain conditions and one waiver; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
By application (SUP26-0017) filed with the City of Toledo Central Permit Center, a request for a Special Use Permit for a New Community Center located at 355 Dearborn Avenue, in the City of Toledo, Lucas County, Ohio; was submitted to the Toledo City Plan Commission for its review and recommendation.
On July 9, 2026, the Toledo City Plan Commission recommended approval for the request for granting a Special Use Permit for a New Community Center located at 355 Dearborn Avenue, in the City of Toledo, Lucas County, Ohio.
On August 19, 2026, the Toledo City Council Zoning and Planning Committee recommended approval for the request for granting a Special Use Permit for a New Community Center located at 355 Dearborn 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 a Special Use Permit for a New Community Center located at 355 Dearborn 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 I:
8 10 6 NE 1/4 PT LAWRENCE LANDS PT NELY OF CEN DEARBORN AVE & NLY OF S LINE SEAMAN ST EXC E 20 FT N OF SEAMAN ST ALSO TRI IN SEC 31 N & ADJ BEING 100 FT ON E LINE & LYING SELY OF HOOVER GDNS & ELY OF NE R/W LINE DEARBORN AVE
(Tax Parcel No. 09-64561)
SECTION 2. That the approval of the granting of a Special Use Permit for a New Community Center located at 355 Dearborn Avenue, in the City of Toledo, Lucas County, Ohio, be subject to compliance with the thirty-nine (39) conditions as follows:
The following thirty-nine (39) conditions 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 at Toledo.oh.gov search: Right of Way opening permit.
4. Contact (419) 936-2697 for inspection of above-mentioned items. Do not contact the name on the Right of Way Permit.
5. Match the existing pavement in the trench on Seaman Street.
6. On the title sheet, under Utility Contacts, change the City of Toledo Water contact to: 419-245-1818.
7. On sheets showing project limits, on the east side of the property the project limits shall not extend into the City of Toledo’s 60-foot easement for a 72-inch diameter water main.
8. Refer to comments provided by the Division of Water Distribution regarding private water mains and/or service lines.
9. The future application for a building permit will require Stormwater approval. Submit according to the Toledo Stormwater submittal cover page. Drawings by an Ohio P.E. are required, as well as a SWP3. A sewer construction permitting fee applies as well, according to an Engineering Dept. Fee chart, aside from fees shown in the building dept. portal.
10. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
11. A single sanitary sewer tap from this site shall be allowed into the public sanitary sewer system. Developer shall use existing sanitary tap, when available.
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.
Division of Environmental Services
13. 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.
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 with the SWP3 and readily accessible during normal working hours.
14. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
15. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
16. 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.
17. 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
18. 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.
Bureau of Fire Prevention
19. The proposed new building will require compliance with all applicable Building, Fire, Electrical, Mechanical and Plumbing code requirements. (OBC105.1 & 101.4)
20. A Fire Hydrant may be required to be placed on site. (OFC 507.1 and 507.5.1, TMC 1511.03, rule 5, #1) Private hydrants 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 shall be submitted to the Chief of the Fire Prevention Bureau for approval prior to installation. (OFC507.5.1, TMC 1511.03, Rule 5, #2) - Note - it appears a private water line to the building with a hydrant on site is shown on the civil plan.
21. A Knox Box key box is required for after-hours access for life saving and firefighting purposes (OFC 506.1)
22. New and existing buildings shall be provided with approved address identification that meets Building & Fire Conde requirements. (OBC 501.2 & OFC 505.1)
23. A radio signal strength test may be needed for this building, and possible radio signal enhancements based on the results of the test. (OFC510.1 - for new buildings)
Division of Traffic Management
24. 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. (Detail must dimension to bottom of accessible sign not the minimum fine sign.)
25. Wheel stops are required at all parking spots that abut sidewalks, property lines, planting strips and buildings per TMC 1107.1907.
26. Traffic Management requests the right-of-way line be moved to the back of existing sidewalk. This will also accommodate for future bike path.
Plan Commission
27. A maximum of ninety-five (95) parking spaces are permitted on this site. The applicant shall either justify this excess of parking to the Plan Director per TMC§1107.1400 or submit a revised site plan to the Plan Director depicting no more than ninety-five (95) off-street parking spaces.
28. One (1) bicycle parking space is required for every ten (10) vehicle parking spaces. Such bicycle parking shall meet the standards of §1107.0902. The applicant shall submit a revised site plan to the Plan Director depicting a minimum of ten (10) bicycle parking spaces. A detail shall be added to the revised site plan depicting compliance with TMC§1107.0902.
29. A fifteen-foot (15’) wide frontage greenbelt consisting of one (1) tree for every thirty feet (30’) of frontage is required within the project limits along both Seaman Street and Dearborn Avenue. A solid evergreen hedge is required where a parking lot is proposed in the front of the property. The applicant shall submit a revised landscape plan to the Plan Director depicting compliance with this condition.
30. All four sides of the dumpster must be screened at a minimum height of six feet (6’). Screen materials can be any combination of evergreen plantings, fence or wall structure.
31. Six (6) shrubs are required within interior parking lot landscaping areas for every ten (10) parking spaces. The applicant shall submit a revised landscape plan to the Plan Director depicting compliance with this condition.
32. Proposed river rock groundcover shall be removed and replaced with an acceptable material. The applicant shall submit a revised landscape plan replacing the proposed ricker rock.
33. Landscape materials must meet the standards of TMC§1108.0400, including irrigation, maintenance, and plant material size requirements.
34. At least one main entrance of any institutional building shall face and open directly onto a 5-foot-wide connecting walkway to the street sidewalk without requiring pedestrians to walk around parking lot outlines which are not aligned to a logical route. The applicant shall submit a revised site plan to the Plan Director depicting a complete pedestrian connection from the building’s main entrance to Dearborn Avenue.
35. The applicant shall submit a revised site plan to the Plan Director depicting pedestrian crosswalks that are distinguished per TMC§1109.0204(A).
36. Any proposed signage shall obtain a separate sign permit meeting the requirements of TMC Chapter 1113. Some currently-depicted signage does not meet the requirements of TMC Chapter 1113.
37. The Special Use Permit may be reviewed for compliance with the conditions of approval, negative secondary effects, and adherence to all requirements of the Toledo Municipal Code. If outstanding issues are found and not addressed the Special Use Permit may be considered for revocation.
38. 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.
39. 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 1107.1202(A)(1) of the Toledo Municipal Code for the zoning maps attached to Part 11, Planning and Zoning, Toledo Municipal Code, for the property located at 355 Dearborn Avenue, in the City of Toledo, Lucas County, Ohio.
Chapter 1107 - Parking, Loading, and Access
1107.1202(A)(1) - Setbacks
Approve a waiver to permit parking within the front yard in a residential district as the proposed use is institutional rather than a typical residential use.
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