Label
SUP 2405 Stickney Ave.
New New Community Center
Zoning & Planning
Title
Granting a Special Use Permit for a New Community Center for the property located at 2405 Stickney 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 (SUP25-0021) filed with the City of Toledo Central Permit Center, a request for a Special Use Permit for a New Community Center for the property located at 2405 Stickney Avenue, 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 granting a Special Use Permit for a New Community Center for the property located at 2405 Stickney Avenue, in the City of Toledo, Lucas County, Ohio.
On September 17, 2025, the Toledo City Council Zoning and Planning Committee recommended approval for the request for granting a Special Use Permit for a New Community Center for the property located at 2405 Stickney 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 for the property located at 2405 Stickney Avenue, in the City of Toledo, Lucas County, Ohio. 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:
SWAN PARK ADDN LOTS 61, 62, 116-120 ALL V AC ALLEYS ADJ & EXC PT IN RD
SECTION 2. That the approval of the granting of a Special Use Permit for a New Community Center for the property located at 2405 Stickney Avenue, in the City of Toledo, Lucas County, Ohio. in the City of Toledo, Lucas County, Ohio, be subject to compliance with the thirty-three (33) conditions as follows:
The following thirty-three (33) conditions listed by agency of origin. Applicants are encouraged to contact each of the agencies to address compliance with their conditions:
Bureau of Fire Prevention
1. It appears this building will undergo a change in level of activity. This will require compliance with all applicable Building, Fire, Electrical, Mechanical and Plumbing code requirements. (OBC105.1 & 101.4)
Bureau of Fire Prevention (cont’d)
2. New and existing buildings shall be provided with approved address identification that meets Building & Fire Code requirements. (OBC 501.2 & OFC 505.1)
3. A fire safety inspection is required prior to occupancy. (OFC 105.3.3.2 & TMC 1309.09)
Division of Transportation
4. Accessible parking must be the closest parking spot to the accessible building entrance to provide the shortest path of travel per ADA (Americans with Disabilities Act).
5. Existing driveway, approach and curb cut shall be removed on Moore Street and new cub and grass provided to match adjacent areas.
Division of Engineering Services
6. 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.
7. 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.
8. 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.
9. The stormwater planning is adequate for the site plan, but 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. 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 inspections, and permit closure.
11. Sanitary sewer service for this development is available subject to the Rules and Regulations of the Department of Public Utilities.
Division of Environmental Services
12. 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.
13. Applicant shall maintain compliance with Ohio EPA’s General Storm Water NPDES permit programs.
14. Applicant is strongly encouraged to install permanent inlet filters with oil absorbent pillow in parking lot catch basins to treat stormwater.
15. 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.
16. 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
17. 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.
Plan Commission
18. Bicycle parking spaces shall meet the standards of TMC§1107.0902. Pole/rack details shall be submitted to the Planning Director.
19. Pursuant to TMC§§ 1107.1202 & 1108.0202 the proposed parking area shall be shifted to ensure a fifteen-foot (15’) setback and frontage greenbelt on both Moore Street and Stickney Avenue. Not acceptable as depicted. A revised site and landscape plan shall be submitted to the Plan Director depicting the required parking lot setback.
20. Pursuant to TMC§1108.0202 the frontage greenbelts along Moore Street and Stickney Avenue require at least one (1) tree for every thirty feet (30’) of frontage. Not acceptable as depicted. A revised landscape plan shall be submitted to the Plan Director depicting a minimum of four (4) trees within the Moore Street greenbelt and two (2) trees within the Stickney Avenue greenbelt.
21. Pursuant to TMC§1108.0202 stormwater treatment facilities may occupy up to fifty percent (50%) of each frontage greenbelt. Not acceptable as depicted. A revised landscape plan shall be submitted to the Plan Director depicting the stormwater treatment facilities less than fifty percent (50%) of each frontage greenbelt.
22. Pursuant to TMC§1108.0204 two (2) canopy trees and six (6) shrubs are required within parking lots for every ten (10) parking spaces. Not acceptable as depicted. A revised landscaping plan shall be submitted to the Plan Director depicting a minimum of two (2) trees and six (6) shrubs within or immediately adjacent to the proposed parking lot.
23. Topsoil must be back filled to provide positive drainage of the landscape area.
24. 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.
25. The location, number, height, diameter and species of any materials to be planted and maintained shall be depicted on a detailed ‘final’ landscape plan, as well as the location and number of any existing trees to be retained. Trees, shrubs, and landscape materials shall meet the standards included in TMC§ 1108.0400 Landscape Materials Standards. Not acceptable as depicted. A revised landscape plan shall be submitted to the Plan Director depicting the height, diameter, and species of any proposed or existing trees, shrubs, or plant material.
26. Proposed modifications to the existing structure may not increase its level of nonconformity with TMC§1109.0500, except as waived. Not acceptable as depicted. Revised elevations shall be submitted to the Plan Director depicting no portion of any façade which was not previously an accent material being replaced/filled with an accent material, except as waived.
27. Proposed color changes to the existing structure shall remain in compliance with the building color requirements of TMC§1109.0500.
28. Applicant shall obtain appropriate permits for any proposed signage, subject to TMC§1113 Signs.
29. Lights and light fixtures 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.
30. 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.
31. Approval of the Special Use Permit will lapse after one (1) year if the criteria listed in TMC§1111.0707 have not been met.
32. 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.
33. 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 1109 of the Toledo Municipal Code for the zoning maps attached to Part 11, Planning and Zoning, Toledo Municipal Code, for the property located at 1550 Miami Street, in the City of Toledo, Lucas County, Ohio.
Chapter 1109 Design Standards
Section 1109.0500 Building façade materials and color
Approve a waiver so that CMU, an accent material, may be used to infill a door and garage door on the north and northwest building elevations. This will match existing CMU which currently surrounds the doors. This waiver does not grant permission to fill in areas which were or are currently occupied by a window.
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: _____________________ __________________________________
Date Mayor
I hereby certify that the above is a true and correct copy of an Ordinance passed by Council ________________________.
Attest: ________________________
Clerk of Council