March 18, 2026 Zoning & Planning Committee Meeting
March 18, 2026 Zoning & Planning Committee Meeting
The Toledo Zoning and Planning Committee met on March 18, 2026, at 4:00 PM in City Council Chambers. Chair Vanice Williams presided with members Adam Martinez, Mac Driscoll, Theresa Gadus, Nick Komives, and George Sarantou present. Theresa Morris, John Hobbs III, and Sam Melden were absent. The committee considered five land-use cases and received a report from the Planning Director on upcoming initiatives.
Land Use Applications
Case 1 – Alley Vacation (V-24-25) – 2014 Consaul Street
Applicant Rob Keelahan, representing the Toledo Diocese, requested the vacation of a portion of an alley adjacent to St. Stephen’s school. The Plan Commission recommended approval with four conditions. Keelahan explained that previous vacations had inaccurate legal descriptions, and the city had supported the correction. Director Catrell, a former St. Stephen’s graduate, noted the alley had not been used since at least 1978. The committee voted to forward the case to the Board of Revision.
Case 2 – Zone Change (Z-26-0001) – 3360/3356 Monroe Street
Applicant Kevin Roscoe requested a zone change from CR (Regional Commercial) to CM (Mixed Commercial Residential) to allow residential units in a previously commercial property. The Plan Commission recommended approval. Roscoe stated he had worked to bring the property into compliance and planned a mixed-use development. Councilmember Theresa Gadus (District 4) expressed excitement and directed Roscoe to the city’s White Box Program (contact April Welch, application available April 1). The committee forwarded the case to full City Council with a recommendation of approval for the March 31, 2026 meeting.
Case 3 – Special Use Permit (SUP-25-0041) – Used Auto Sales – 631 South Reynolds Road
Applicants Wasville Alvadur and Devin Nichols sought a special use permit for a used car lot. The Plan Commission recommended approval subject to 22 conditions. Councilmember Nick Komives noted the location was the former Rose Auto Sales. Because Councilmember John Hobbs (district councilperson) was absent, the committee sent the case to full City Council without a recommendation, to be considered on March 31, 2026.
Case 4 – Special Use Permit (SUP-25-0046) – Community Recreation Active – 2858/2860 Lagrange Street
Applicant Shavella Bonner proposed “Strength Works,” a community center offering skill building, behavioral health resources, and summer programming, especially for youth impacted by foster care. The Plan Commission approved with 28 conditions (one removed, leaving 27). Bonner stated improvements had already begun. Councilmember Gadus, the district representative, voiced strong support and noted the neighborhood’s need for positive activities. She forwarded the case to full City Council with a recommendation of approval.
Case 5 – Comprehensive Historic Preservation Study (M-1-26)
Associate Planner Bill Harbor presented the study, combining a 2024 list of 358 privately owned properties and a 2026 list of 344 publicly owned properties. After removing properties in overlay districts with existing demolition processes, the combined list totaled 139 data points (Exhibit B). Examples included schools, churches, fire stations, banks, libraries, and unique structures like Benz Pool and the Overland Smokestack. Harbor identified water intrusion as the primary cause of deterioration and suggested preservation tools such as facade improvement grants, roof programs, and demolition-by-neglect policies. Councilmembers discussed the economic and community value of historic preservation. The committee agreed to forward the study to City Council with a recommendation of approval.
Planning Director’s Report and Committee Discussion
Director Catrell provided updates on several initiatives:
- An adaptive reuse program (modeled on Buffalo’s) to incentivize mixed use in historic buildings.
- Healthy food overlay and native plant study to be presented in two months.
- University of Toledo students, with Planner Dana Rising, will present native plant recommendations at the next committee meeting.
- A proposed text amendment to reduce lot sizes and setbacks for pre-approved housing plans, funded by a pro-housing grant.
- A similar amendment for industrial building additions to relax site plan requirements.
- The zoning code rewrite consultant selection is proceeding.
- The only active moratorium is on historic properties; the committee is close to completing the associated study.
Committee members discussed heritage tree preservation and the importance of native plants, referencing the Anthony Wayne Trail wildflower issue and Mayor’s youth council comments. Councilmember Mac Driscoll noted that the Westgate development missed the opportunity to incorporate native plants, and urged stronger requirements. Director Catrell confirmed a tree preservation study is underway but delayed due to a staff member’s maternity leave.
Public Comments
Bryce Robinson and Jamar Johnson addressed the committee about their experience purchasing properties from the city’s demolition list. Robinson stated he had invested time and money into rehabilitating a house, only for the city to demolish it. He argued the city provides no guidance on the responsibilities of property ownership (taxes, nuisance orders, water bills). Johnson emphasized that demolition eliminates property tax revenue and reduces opportunities for local investors. Councilmembers Gadus, Martinez, and Driscoll responded sympathetically, acknowledging the lack of a clear process. Councilmember Gadus (Vice Chair of the Housing Committee) committed to working with Dr. Jones on a committee hearing to create a fact sheet or educational program for aspiring developers. Councilmember Martinez offered to meet offline to provide guidance and discuss financial resources.
Key Outcomes
- Case 1 sent to Board of Revision.
- Case 2 forwarded to City Council with recommendation of approval (March 31).
- Case 3 forwarded to City Council without recommendation (March 31).
- Case 4 forwarded to City Council with recommendation of approval.
- Case 5 forwarded to City Council with recommendation of approval.
- Public comment led to commitments: Housing Committee hearing to improve property-purchase education; Councilmember Martinez’s offer of mentorship; exploration of a fact sheet and podcast.
- Director’s report noted upcoming presentations and legislative proposals (text amendments in two months, native plant study, etc.).
Adjournment
The meeting was adjourned.
Meeting Transcript
I I call it to order the zoning and planning meeting, committee meeting of March eighteenth, twenty twenty six. Clerk, please call the roll. Morris. Martinez. Here. Gaddis. Here. Hobbs. Here. Serantu? Here. Williams. Here. Five present. All right. Call the first case. Uh would the applicant oh, where are we at? Number one. With the applicant for number one, please step to the podium. Um, can you read the case clerk? Uh case number one is the request for the vacation of a portion of Ailey located within the property, located at twenty fourteen console street, case number V dash twenty-four-twenty-five. The plan commission recommends approval subject to four conditions. All right. Um, can you we need to swear to applicant? Um would you state your name and address for the record, please? Yes, Rob Keelahan, fifty-six oh two, Fox Hill Drive. And do you solemnly swear to tell the truth and nothing but the truth if so say I do? I do. Thank you. All right. Can you tell us about your project, please? Yes. Um representing the Toledo Diocese here today as a real estate broker. Uh the subject property, there's an alley next to the St. Stephen's and uh school campus over there. The city vacated this alley many years ago. And it was vacated a second time. But the legal descriptions were not accurate. So this has been like six months of minute, boring paperwork stuff and surveyors. And uh we've agreed to all the things they want us to do, and everybody at the planning commission on down doesn't think this is a bad idea. We just need to clarify some paperwork. So I respectfully request that you say yes. Thank you so much for your request. Uh anything from you, Director? So as a former graduate of the old Saint Stevens, I can tell you that this has never been used as an alley since nineteen seventy-eight at least. Uh we're certainly supportive. I wasn't bored. All right. Uh I can we uh know that it's District Three, so what's your recommendation? It goes to Board of Revision.
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