Label
Planned Unit Development
3027 W. Alexis Road
Zoning & Planning Committee 8/19/26
Title
Granting an amendment to the Planned Unit Development originally granted by Ord. 150-25 and Ord. 439-25, for a new library for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio; subject to certain conditions and two (2) waivers; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
By application (PUD26-0007) 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 and Ord. 439-25, for a new library 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 July 9, 2026, the Toledo City Plan Commission recommended approval for the request for an amendment to a Planned Unit Development originally granted by Ord. 150-25 and Ord. 439-25, for a new library for a site located at 3027 W. Alexis Road, in the City of Toledo, Lucas County, Ohio.
On August 19, 2026 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 and Ord. 439-25, for a new library 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 and Ord. 439-25, for a new library 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 and Ord. 439-25, for a new library 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 twenty (20) conditions as follows:
The following twenty (20) 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 and Construction Management
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, at (419) 245-1347. The application can be obtained online at Toledo.oh.gov search: Right of Way opening permit.
4. Contact (419) 936-2697 for inspection of the above-mentioned items. Do not contact John Williams like the Right of Way Permit says.
Division of Sewer & Drainage Services
5. S&DS requires that all existing private sewer lines that are not being removed or properly abandoned (both storm & sanitary) be cleaned and inspected.
6. S&DS requires that the existing private sanitary lines (after they have been cleaned) that are not being removed or properly abandoned be televised from the building (or private cleanout) to where they connect with the public sewer system if this has not been done in the past two (2) years. An electronic copy (DVD/memory stock) shall be provided to S&DS demonstrating the lines cleaning and integrity.
Plan Commission
7. 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. A sidewalk is required in Phase III along Alexis Road. The required sidewalk is depicted on the site plan. Acceptable as depicted.
8. Off-street parking shall be provided per TMC§1107.0304 Schedule A for the proposed PUD. The maximum number of parking spaces permitted for the overall site based on anticipated uses is ±200. There are 167 parking spaces proposed for the overall site, which is below the maximum permitted. Acceptable as depicted.
9. Bicycle Parking is required per TMC§1107.0900. Seventeen (17) bicycle parking slots are required. Bicycle parking spaces have been provided throughout the site as previously reviewed. To ensure that the required bicycle parking slots are provided and are located within close proximity to all of the different uses, the overall site plan shall be revised to show the required bicycle parking slots and locations to ensure compliance with this requirement. Not acceptable as submitted.
10. All spaces reserved for the use by persons with physical disabilities shall adhere to the standards outlined in TMC§1107.1700. A minimum of five (5) auto-accessible spaces and one (1) van-accessible space are required. The site plan depicts nine (9) van-accessible spaces and two (2) auto-accessible spaces. Acceptable as depicted.
11. Wheel stops are required for all parking spaces along the perimeter of the parking lot as the lot extends to a property line, sidewalk, and/or planting strip per TMC§1107.1907. Wheel stops are required for the parking spaces along Alexis Road; however, none are depicted on the site plan. Not acceptable as submitted.
12. Dumpsters are not permitted in the required setback or landscape buffers and shall be located as far away from residential areas as possible per TMC§1108.0203(D). Two (2) dumpsters are proposed to be situated within the required thirty-foot (30’) wide frontage greenbelt in the northwest corner of the property Not acceptable as depicted. A waiver shall be secured or the dumpsters relocated to meet this requirement.
13. A detailed landscape plan including site lighting and fencing (separate from building & 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 (30’) wide frontage greenbelt along Alexis Road is required. The frontage greenbelt must contain four (4) trees and a solid evergreen hedge. The existing parking is situated along the property line; therefore, the required buffer can’t be provided if the parking remains. A ±8.0 foot planting bed with three (3) trees and a variety of shrubs is depicted in the right-of-way immediately north of the parking spaces on the landscape plan. Not acceptable as submitted. A waiver is required or the site plan revised to meet the frontage greenbelt requirement. In addition, one (1) additional tree shall be provided and the proposed spirea shrub replaced with an evergreen shrub. If the waiver is granted, the applicant shall be responsible for maintaining the landscape buffer and ensuring that it does not encroach in the site distance setback in TMC§1107.2000.
b. In addition to other landscape requirements, interior site landscaping is required per TMC§1108.0205. Twelve (12) 2-inch caliper trees and landscaping at all major building entrances and along building foundations where the building is visible from public rights-of-way is required. Acceptable as depicted.
c. Dumpsters are required to be screened on all four (4) sides with a combination of evergreen plantings, fence or wall structure, with a minimum height of six feet (6’) per TMC§1108.0203(D). A six-foot (6’) high cedar plank dumpster enclosure with gates is depicted on the site plan. Acceptable as depicted.
d. Per TMC§1103.1007(H), all telephone, electrical, cable, and other utility appurtenances shall be buried and dumpsters shall be sufficiently screened.
e. Per TMC§1103.1209(A.3), grade level mechanical equipment shall be screened from adjoining residential parcels and from the right of way(s).
f. 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.
g. Topsoil must be back filled to provide positive drainage of the landscape area.
h. 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.
i. Landscaped areas must be irrigated as necessary to maintain required plant materials in good and healthy condition per TMC§1108.0406.
j. 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.
k. 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.
l. The location, height and materials for any fencing to be installed and maintained.
m. The location, lighting, and size of any signs.
14. 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 to the existing sidewalk on Alexis Road. The walkways shall be distinguished from driving surfaces where it crosses parking aisles or driveways.
15. The existing legal nonconforming Star Diner pole sign shall be brought fully into compliance with the Sign Code as a part of this PUD review and approval process per TMC§1113.0702(B). Staff has proposed a text amendment that if passed, would permit the existing sign to remain as is. Should the text amendment pass, the Star Diner sign may remain as it currently stands; however, should the text amendment fail, the sign shall be brought into full compliance with TMC§1113 Signs.
16. Any proposed signage shall meet the standards of TMC§1113 - Signs, and all applicable permits shall be secured.
17. All the conditions of the previous approved PUDs originally granted by Ord. 150-25 and Ord. 439-25 shall remain in effect.
18. 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.
19. Per TMC§1111.0814, if a building permit is not issued within two (2) years of this approval date then the Planned Unit Development approval shall become null and void.
20. 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 1108.0202 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 1108 Landscaping and Screening
Section 1108.0202 Frontage Greenbelt
The applicant is requesting a waiver from the required minimum thirty-foot (30’) wide frontage greenbelt along Alexis Road. Currently the area is used by the Star Diner for parking and loading and unloading of their catering vehicle. In addition, their dumpsters are located in this area. The applicant is proposing a ±8.0 foot landscape buffer consisting of trees and shrubs in the right-of-way. While this is not optimal, staff is in support of the requested waiver since this is an existing situation and the area provides important access to the Diner’s kitchen and back of house support spaces. If the waiver is granted, the applicant shall be responsible for maintaining the landscape buffer and ensuring that it does not encroach in the site distance setback in TMC§1107.2000.
SECTION 4. Waiving Section 1108.0203(G) 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 1108 Landscaping and Screening
Section 1108.0203(G) Dumpster/Trash Receptacle Screening
The applicant is requesting a waiver from the standard that a dumpster may not be in any required setback or landscape buffer. The Star Diner currently has two (2) dumpsters located in the northwest corner of the subject property. The dumpsters are not screened; however, the applicant is proposing to screen the dumpsters with a six-foot (6’) high fence per the requirements of this section. Staff is not in support of this waiver as the dumpsters will be in a highly visible location from both surrounding properties and Alexis Road. In addition, a dumpster area to the south of the building is depicted on the site plan for the overall PUD development. Since this area is in close proximity, staff recommends using this area instead.
SECTION 5. 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 6. 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 _____, 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