Toledo City Plan Commission Meeting - March 12, 2026

This meeting of the Toledo City Plan Commission covered a range of zoning and land use items, including special use permits for gas stations, a water tower, a solar field, and several zone changes. The commission heard public testimony, debated sign and operating hour waivers, and deferred several items for further community engagement.

Consent Calendar

• Items 3, 4, 5: Cases Z250038 (zone change), SP250049 (special use permit for gas/fuel sales), and PUD26005 (removal of lot from PUD) at 1322 Burnath Parkway were deferred 30 days to the April agenda at the applicant’s request. Motion carried unanimously.

Public Comments & Testimony

• Case SUP250036 (Sheetz gas station at 5305/5321 Monroe St & 4700 Nantucket Dr): Multiple Nantucket Drive residents opposed the project citing increased traffic, safety concerns for pedestrians and cyclists, lack of sidewalks, and proximity to apartments. One speaker questioned the impartiality of the traffic study. Another expressed disappointment that Eddie Lee’s and a noodle restaurant were being forced out. Laura Dreheim (4525 Nantucket Dr) spoke for the Nantucket neighbors. Christopher P. Basil (4828 S Bridge Rd) shared recent traffic increases from the Monroe Street bridge closure. Cheryl Bath (4408 Nantucket Dr) emphasized the street’s history as a dead end and current traffic volume of 1200-1700 cars per day. Robert Raven (4350 Nantucket Dr) questioned why a gas station should be placed on a residential street. Jeffrey Mason (4802 S Bridge Rd) noted impacts on Statesville across Monroe Street and potential overnight parking by trucks.
• Case SUP26002 (water towers at 1910 North Over Rd): Laura Crawford (5455 Glastonbury) opposed, citing proximity to her home, loss of wildlife habitat, and noise. Kim Capoletti (1851 Buckloo Dr) expressed concern for deer and fawns. No other public testimony was offered.
• Case SUP25003/MRO126 (solar field at 627 Lotus Ave): Several neighbors spoke in opposition citing lack of notification, wildlife impacts (deer, birds, turkeys), and the area’s natural beauty. Penny Noyes (634 Lotus Ave) mentioned buried concrete slabs on the site. Letters from children were read. Sue Terrell (1844 Lynbrook) criticized poor signage and short notice. Abby Dennis (921 Thurston Ave) spoke in favor, noting benefits for Marshall STEM Academy and community reinvestment. Delpharina Mora (516 Colburn) reported calls from constituents who were uneducated about the project. The speakers also mentioned an access easement concern.

Discussion Items

• Case SUP250036 (Sheetz gas station): Applicant Alex Sowickey (Sheetz) updated the commission: traffic study was submitted with no required mitigations; they objected to condition 41 (billboard) but accepted its possible deferral to council. The commission discussed the billboard waiver (nine code sections) and voted to deny that waiver (vote: ayes carry). On the 24-hour operation waiver, the roll call resulted in a 2-2 tie, so the waiver failed; the condition requiring hours 5:30 AM–1 AM remained. The entire application then also tied 2-2, meaning the case goes to council as a disapproval.
• Case SUP25048 (gas station expansion at 4486 Monroe St): Applicant Scott Hick described a small station adding coolers and needing a 10-foot rear setback (variance from 15 feet). The commission approved that waiver unanimously. They also voted to deny the sign waiver (multiple code violations), meaning the sign must be replaced. The entire application was approved unanimously. A condition was added for a rear privacy fence/screening subject to plan director approval.
• Case Z26003 (zone change at 419 Roanoke Rd): The applicant requested a downzone from CO office commercial to RD6 duplex residential for an existing single-family home. Approved unanimously.
• Case Z26002 (zone change at 2500 Collingwood Blvd): Diocese of Toledo requested a zone change from CN Neighborhood Commercial and RS6 to CO Office Commercial to allow a campus setting with consistent signage. Staff supported; approved unanimously. The change only enables potential larger signs; the sign itself requires separate historic commission approval.
• Case Z26004 (zone change at 2855/2857 Lagrange St): Applicant Martin Legie requested change from CS Storefront Commercial to CM Mixed Commercial-Residential to convert the building into a residential loft with office. Approved unanimously.
• Case SPR26006 (parking lot at 600 Matzinger Rd): Bryce Rotz and Scott Carlin proposed a new parking lot for security at a chemical plant. Approved unanimously with 30 conditions; does not go to council.
• Case SUP26001 (water tower at Schneider Park): Natalie Langendurfer of the Department of Public Utilities presented a project to improve water distribution reliability. No public opposition. Approved unanimously; goes to council April 15.
• Case SUP26002 (two water towers at 1910 North Over Rd): The applicant noted a looming EPA deadline and requested modification to landscaping condition 26a for security reasons, changed to plan director approval. The commission deferred the case to April to allow a neighborhood meeting after concerns about location near a school and residences.
• Case SUP25003/MRO126 (solar field at 627 Lotus Ave): Joe Cordella (Historic South Initiative) said revenue would fund neighborhood rehabs. Molly Thompson (Elevated Energy Solutions) described a 1.5 MW, 4.5-acre solar array on city-owned land, set away from homes. The commission deferred to April after neighbors complained about lack of notice and access easement concerns.

Key Outcomes

• Motion to deny sign waiver (Sheetz): Approved unanimously (billboard condition stays).
• Motion to approve 24-hour waiver (Sheetz): Failed 2-2; hours remain 5:30 AM–1 AM.
• Motion to approve entire Sheetz application: Failed 2-2; case goes to city council as disapproval.
• Motion to deny sign waiver (Monroe St station): Approved; sign must be replaced with monument sign.
• Motion to approve rear setback waiver (Monroe St station): Approved unanimously.
• Motion to approve Monroe St station application: Approved unanimously; goes to council April 15.
• Zone change Z26003: Approved unanimously; goes to council April 15.
• Zone change Z26002: Approved unanimously; goes to council April 15.
• Zone change Z26004: Approved unanimously; goes to council April 15.
• Site plan SPR26006: Approved unanimously; applicant complete.
• Water tower at Schneider Park: Approved unanimously; goes to council April 15.
• North Over water towers: Deferred to April agenda to allow a neighborhood meeting.
• Solar field (Lotus Ave): Deferred to April agenda to allow a neighborhood meeting.
• Director’s Report: Zoning code rewrite RFP scoring underway; consultant selection expected soon.