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Record of Proceedings

Toledo Plan Commission Meeting: May 14, 2026

City Council — Thursday, May 14, 2026
BodyToledo, Ohio
SessionCity Council
DateThursday, May 14, 2026
StatusFILED
Video Record
0:00 / 1:38:03

Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:20

I don't know if it's a chat, but it's an eight.

0:56

Okay.

1:25

So we'll hope you have a lot of the other things that we can do.

2:25

Good afternoon.

2:26

This is a regularly scheduled meeting of the Toledo City Plan Commission.

2:29

Ms.

2:30

Cattrell, will you please call the role?

2:31

Rachel Mominy.

2:33

Here.

2:33

Emory Whittington?

2:34

Here.

2:35

Here.

2:36

Chris Paul.

2:37

Mr.

2:37

Chair, you have a forum and notice this meeting was posted in the office of the Toledo Lucas County Planning Commission's booker Council's office and lobby of one government center.

2:45

A copy that notices available for inspections in our files.

2:48

If anyone would care to do so, I'll let the record show uh Commissioner Grossweller's here also.

2:55

Thank you.

2:56

Um we have a procedure here at the Plan Commission that if you plan on giving testimony today, we must swear you in.

3:03

So I will call each case in order.

3:05

We will ask that the applicant step forward to the lectern.

3:09

Uh we will ask for your name and address, and then we will swear you in before you give testimony.

3:15

Uh an applicant will have roughly five minutes to present their application.

3:20

Uh after their presentation, the commissioners will have unlimited time to ask questions.

3:25

Uh after those questions, the audience will have an opportunity to either give support or opposition to an application.

3:34

Audience members will have no more than three minutes for their testimony.

3:39

After the conclusion of all testimony, we will give the applicant a chance to give any closing remarks.

3:48

We do.

3:48

We have the minutes of the special meeting of April 9th, 2026.

3:53

I will accept a motion on those minutes.

3:56

So move.

3:57

Second, we have a first and a second to approve the April 9th minutes.

4:00

All those in favor say aye.

4:02

Aye.

4:02

Any opposed?

4:04

That carries unanimously.

4:05

Do we have a director's report?

4:07

Uh we do not.

4:13

I will.

4:13

So if any applicants in the audience receive a link via email from our office stating you owe additional fees, you should just delete that and not uh don't click on it.

4:25

Don't don't uh pay any additional fees.

4:28

If you're here, your fees have been paid.

4:29

So that's a fraudulent link.

4:31

Unfortunately, we have discovered that someone has sent out scam letters attempting to solicit payments that aren't appropriate.

4:38

So if you do get one of those letters, contact the plan commission staff before you do anything else.

4:46

Do we have any requests for postponement, deferral or advancement?

4:49

We do not.

4:50

And any final plans?

4:51

No.

4:52

Okay.

4:53

So let's go ahead and read the first case into the record.

4:56

Item number one is case Z twenty six zero zero zero six.

4:59

Zone change from CR regional commercial to RM36 multifamily residential at 802 and 806 Nebraska Avenue.

4:59

Staff recommends approval for the following three reasons.

5:10

The proposed rezoning rezoning is consistent with the Ford Toledo plan and the stated purpose of the zoning code.

5:16

The proposed rezoning is consistent with the zoning classifications of properties within the general vicinity of the subject property.

5:24

And the subject property is physically suitable with the uses permitted in the proposed zoning classification.

5:30

Thank you.

5:30

Is the applicant present for this case?

5:33

Sir please step forward name and address please.

Discussion Breakdown — Share of Meeting
Zoning and Planning█████████████████████████████████████████████81%
Procedural██████11%
Transportation Safety████8%
Summary of Proceedings

Toledo City Plan Commission Meeting - May 14, 2026

The Toledo City Plan Commission held a regularly scheduled meeting on May 14, 2026, at 1 Government Center. The commission considered seven agenda items including zone changes, a street vacation, special use permits, and a preliminary plat. Key decisions included approvals, a deferral, and a tied vote sending a contested gas station proposal to City Council without recommendation.

Consent Calendar

  • Unanimously approved the minutes of the special meeting of April 9, 2026.

Scam Alert

  • Staff warned applicants about fraudulent letters soliciting additional fees. Applicants with pending cases should contact the plan commission before paying any fees.

Case Z26-0006: Zone Change at 802 and 806 Nebraska Avenue

  • Applicant: Corey Savage, owner of Savage Residential Care.
  • Request: Rezone from CR (Regional Commercial) to RM36 (Multifamily Residential) to allow a men's mental health facility near the ZEP Center.
  • Staff Recommendation: Approval for three reasons: consistency with Forward Toledo plan, zoning compatibility, and physical suitability.
  • Public Testimony: None.
  • Outcome: Approved unanimously. Applicant will appear before City Council on June 17, 2026.

Case Z26-0007: Sign Overlay at 2740 West Central Avenue

  • Applicant: Jim Sutton, representing Westgate Village North and The Village on C Corp.
  • Request: Rezone from CR to CRSO (Shopping Center Sign Overlay) to allow unified multi-tenant signage for up to 20 tenants.
  • Staff Recommendation: Approval with a condition that future sign approvals can be handled administratively by the Plan Director or brought back to the commission.
  • Public Testimony: None.
  • Outcome: Approved unanimously. Final plan will allow administrative sign approvals. Applicant to go to City Council on June 17.

Case V75-26: Vacation of Jefferson Avenue

  • Applicant: Haley Kennedy.
  • Request: Vacate a portion of Jefferson Avenue between Water Street and the Maumee River to correct an encroachment by the Jefferson Avenue comfort station.
  • Staff Recommendation: Approval with seven conditions, subject to maintaining vehicular access to the river. Fire and transportation departments approved revised plans.
  • Public Testimony: None. A representative from ProMedica called with access concerns but was satisfied that the vacation would not affect parking garage access.
  • Outcome: Approved unanimously. Will go to City Council on June 17 and then to the Board of Revision.

Case SUP 260015: Special Use Permit for Cemetery at 722 East Bancroft Street

  • Applicant: Justice McNew, representing the mosque at the site (oldest mosque in Ohio).
  • Request: Special use permit to establish a new cemetery on vacant lots adjacent to the mosque.
  • Staff Recommendation: Approval with 12 conditions, citing consistency with Forward Toledo plan, reuse of vacant lots, and no objection from the Lucas County Health Department.
  • Public Testimony: Wanda Love (Warren Sherman community representative) expressed strong opposition, citing environmental and health concerns about burial without embalming and potential groundwater contamination. She noted the community may circulate a petition. She stated the mosque has only occupied the building for under 20 years, not the oldest as claimed. No neighborhood meeting had been held.
  • Outcome: Commissioner moved to defer for 30 days to allow a neighborhood meeting. Motion passed unanimously. Applicant agreed to work with staff and the community representative to schedule the meeting. Case will return in June.

Case S26005: Preliminary Plat for Doorhaven Homes at 3801 Door Street

  • Applicant: Greg Feller, engineer for the developer.
  • Request: Approval of a preliminary plat for 32 lots with private roads, similar to the Field Brook development in Springfield Township.
  • Staff Recommendation: Approval with 27 conditions. Zoning already in place.
  • Public Testimony: One call in opposition (letter forwarded to commissioners). No oral testimony.
  • Outcome: Approved unanimously. No further hearings required; final plat to be submitted within three years.

Case SUP 26008: Special Use Permit for Gas/Fuel Sales at 5303 West Bancroft Street

  • Applicant: Kevin Brown and Hassan Hamami (owner of 23 stations in Michigan).
  • Request: Special use permit to reopen a closed gas station (closed 6 years) and convert it to a convenience store with gas. Hours proposed 5:30am to 10pm.
  • Staff Recommendation: Approval with 40 conditions (later updated to 46 after environmental comments). Conditions include lighting shielding, landscaping, and hours of operation per municipal code.
  • Public Testimony: John Doty expressed concerns about project stalling and lighting glare. Applicant reassured that the project would be completed quickly (money already invested) and lighting would be downward-directed canopy lights only, no parking lot lights. Applicant wants to start work immediately.
  • Outcome: Approved unanimously. Will go to City Council on June 17 at 4:00 PM.

Case SUP 260012: Special Use Permit for Used Auto Sales at 5057 Lewis Avenue

  • Applicant: (name not given, but property owner).
  • Request: Special use permit for used auto sales with indoor showroom and outdoor display.
  • Staff Recommendation: Approval with 18 conditions (later noted 38 conditions). Issues: insufficient landscaping, pole signs must be removed, outdoor display area must be delineated and meet 50-foot setback from residential.
  • Discussion: Applicant agreed to address conditions but wanted outdoor sales. Commissioner noted that if approved as is, only indoor sales would be allowed; outdoor sales would require an amended site plan.
  • Outcome: Deferred to June agenda to allow applicant to submit an updated site plan showing landscaping, sign removal, and outdoor display area. Motion passed unanimously.

Case SUP 25036: Special Use Permit for Gas Station (Sheets) at 5305/5321 Monroe Street and 4700 Nantucket Drive

  • Applicant: Alex Swicki representing Sheets (convenience store/gas station chain).
  • Request: Special use permit for a new gas station with 24-hour operation, including convenience store and fuel sales. Site plan modifications since previous hearings: no left turn onto Nantucket (right-out only), billboard removal, traffic calming discussions with Sylvania Township.
  • Staff Recommendation: Approval with 47 conditions. Condition 30 restricts hours to 5:30am–1:00am per code; Sheets requested waiver for 24-hour operation.
  • Recusal: Commissioner Bell recused due to his firm's business relationship with Sheets.
  • Public Testimony (extensive):
    • Opponents: Laura Dreheim cited a new University of Montreal study on childhood cancer risk within 250 meters of gas stations, noting nearby apartment complexes with children. She also submitted a letter from a local gas station owner requesting a moratorium on new stations. Jeff Mason opposed due to LED sign at neighborhood entrance, traffic, and tax depreciation incentives. Amber Corter opposed due to increased traffic and safety concerns, especially during construction detours. Cheryl Bath questioned the legality of prior vote and argued that Nantucket is a residential drive, not a thoroughfare. Ann Cruz opposed, describing her disabled son's vulnerability to traffic.
    • Proponents: George Simon (property owner) spoke in favor, noting Sheets is a high-quality operator and that all tenant issues were resolved. Henry Giha (landlord's attorney) highlighted site improvements, no alcohol sales, and the buffer green space. He also noted that Sheets operates 24/7 at many nearby locations.
  • Outcome: Roll call vote on waiver of Condition 30 (24-hour operation): 2-2 (Mominy no, Whittington yes, Rakeoff no, Grossweiler yes) – waiver denied. Then motion to approve the special use permit as submitted: 2-2 (same split) – tie. Chair then moved to send the case to City Council without recommendation; that motion passed 4-0 (all yes). The case will go to City Council on June 17, 2026, with a neutral recommendation. Council may modify or approve.

Adjournment

  • The meeting adjourned. Staff recognized Ms. Rising on her last day with the Plan Commission.

Meeting Transcript

I don't know if it's a chat, but it's an eight. Okay. So we'll hope you have a lot of the other things that we can do. Good afternoon. This is a regularly scheduled meeting of the Toledo City Plan Commission. Ms. Cattrell, will you please call the role? Rachel Mominy. Here. Emory Whittington? Here. Here. Chris Paul. Mr. Chair, you have a forum and notice this meeting was posted in the office of the Toledo Lucas County Planning Commission's booker Council's office and lobby of one government center. A copy that notices available for inspections in our files. If anyone would care to do so, I'll let the record show uh Commissioner Grossweller's here also. Thank you. Um we have a procedure here at the Plan Commission that if you plan on giving testimony today, we must swear you in. So I will call each case in order. We will ask that the applicant step forward to the lectern. Uh we will ask for your name and address, and then we will swear you in before you give testimony. Uh an applicant will have roughly five minutes to present their application. Uh after their presentation, the commissioners will have unlimited time to ask questions. Uh after those questions, the audience will have an opportunity to either give support or opposition to an application. Audience members will have no more than three minutes for their testimony. After the conclusion of all testimony, we will give the applicant a chance to give any closing remarks. We do. We have the minutes of the special meeting of April 9th, 2026. I will accept a motion on those minutes. So move. Second, we have a first and a second to approve the April 9th minutes. All those in favor say aye. Aye. Any opposed? That carries unanimously. Do we have a director's report? Uh we do not. I will. So if any applicants in the audience receive a link via email from our office stating you owe additional fees, you should just delete that and not uh don't click on it. Don't don't uh pay any additional fees. If you're here, your fees have been paid. So that's a fraudulent link. Unfortunately, we have discovered that someone has sent out scam letters attempting to solicit payments that aren't appropriate. So if you do get one of those letters, contact the plan commission staff before you do anything else. Do we have any requests for postponement, deferral or advancement? We do not. And any final plans? No. Okay.

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