OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Toledo Zoning & Planning Committee Meeting – June 17, 2026

City Council — Wednesday, June 17, 2026
BodyToledo, Ohio
SessionCity Council
DateWednesday, June 17, 2026
StatusFILED
Video Record
0:00 / 1:44:09
Transcript — Verbatim
1:04

I call to order the zoning and planning committee meeting of June 17th, 2026.

1:09

Clerk, please call the roll.

1:11

Morris.

1:12

Martinez.

1:16

Driscoll.

1:18

Gaddis.

1:20

Hobbes.

1:21

Comeves.

1:23

Meldon.

1:24

Here.

1:25

Sound two.

1:26

Here.

1:26

Williams.

1:29

Seven present.

1:31

I'd like to recognize uh councilwoman.

1:36

And Adam Martinez.

1:38

Uh as they were here.

1:41

Uh before we begin, uh, I would like to set a few parameters for today's meeting.

1:46

As the chair of this committee, I want to ensure everyone has the uh opportunity to express their opinions and ideas.

1:55

I will treat everyone with respect.

1:58

And I expect the same courtesy in return for all of the members who are on this day.

2:06

We are all passionate about the work that we do and the positions that we hold, but with that in mind, we will conduct this meeting in a professional and respectable uh manner.

2:17

So for each of the committee, for each case before the committee, we will allow the applicant to present their proposal.

2:25

We will then hear testimony from the public both in support and in opposition of the project.

2:32

Individuals may also come forward to ask questions that will help them form their own position on the matter.

2:41

So public uh testimony will be limited to three minutes per speaker.

2:47

And you'll see the timers.

2:48

There's one there, there's one on the side here, and there's one over here.

2:53

I would ask that all of the remarks uh remain pertinent to the exact case that we are discussing, and that the speakers make every effort to stay within that allotted time.

3:05

If there are any questions for today's proceedings, please let me know now about the process.

3:14

Okay.

3:15

Seeing none, uh, we're gonna get started.

3:17

And clerk, can you please read the first case?

3:20

And with the applicant for the first case, please come forward to the podium.

3:25

I will actually be reading the first three cases, they're companion cases with the same address.

3:30

Uh case number one is a request for a special use permit for gasoline and fuel sales for the property located at 1322 Burnanth Parkway.

3:38

Case number SUP 25-0049.

3:42

The plan commission staff recommends approval, subject to 46 conditions and two waivers.

3:47

The plan commission recommends disapproval.

3:50

Case number two is the request for removal of lot one of the Tiburne Plat 1 from the community unity unit plan.

3:59

Originally approved by ordinance 373-76 and is amended for the property located at 1322 Burnath Parkway.

4:07

Case number PUD 26-0005, the plan commission recommends approval.

4:14

Case number three is a request for a zone change from RM12 multi-dwelling residential to CN neighborhood commercial for the property located at 1322 Burnath Parkway.

4:25

Case number Z25-0038, the plan commission recommends approval.

4:34

We're gonna go ahead and swear you in.

4:40

My name is Gene Abercrombie.

4:36

I'm an attorney representing the applicant.

4:44

Do you want to swear in my client at this point?

4:46

Or when if your client is willing to speak?

4:49

I believe they will be.

4:51

You want to come up and we'll at least swear you in so that we've got that taken care of.

4:56

Yeah, Rob Horton, uh RCP development uh developer for the property.

5:04

Kyle Letterger, uh representative with Speakway 711.

5:10

Do you solemnly swear to tell the truth and nothing but the truth?

5:12

So say I do.

5:14

Thank you.

5:15

Thank you.

5:16

Go ahead, sir.

5:16

Would you like to tell us about your application?

5:19

Yes, thank you for your time this afternoon.

Discussion Breakdown — Share of Meeting
Zoning and Planning█████████████████████████████████████████████81%
Procedural███5%
Transportation Safety███5%
Economic Development██4%
Environmental Protection██4%
Community Engagement█1%
Summary of Proceedings

Toledo Zoning & Planning Committee Meeting – June 17, 2026

The Toledo Zoning and Planning Committee met on June 17, 2026, at 9:00 AM to consider eight zoning and planning cases, a native plant study, and updates on ongoing zoning initiatives. Chairperson set parameters for public testimony at three minutes per speaker. The committee voted on all action items, with referrals to full City Council scheduled for June 23, 2026.

Cases 1–3: Companion Cases – 1322 Burnanth Parkway

  • Proposals: (1) Special use permit (SUP 25-0049) for gasoline/fuel sales; (2) Removal of Lot 1 from the Tiburne Plat 1 community unit plan (PUD 26-0005); (3) Zone change from RM12 (multi-dwelling residential) to CN (neighborhood commercial) (Z25-0038).
  • Plan Commission Recommendations: Staff recommended approval of the SUP with 46 conditions and two waivers; Plan Commission voted 3-2 to disapprove the SUP but approved the other two cases. The hours-restriction waiver (condition 28) was approved 3-2.
  • Applicant’s Position: Attorney Gene Abercrombie (representing RCP Development) argued the site is a blighted former TGI Fridays (vacant, vandalized) and that a $5 million investment would revitalize the corridor. He stated the property has been on the market for three years with no restaurant interest, and the highest and best use is a gas station/car wash.
  • Public Testimony: Lisa Cunningham (5529 Bentwood Drive) opposed, stating she did not receive a neighborhood meeting notice, cited 12 gas stations within 3.5 miles (including 4 Speedways), and questioned the need for a fifth. Terry Veselka (1155 Burnanth Parkway) also opposed citing lack of notice and traffic concerns. Councilman Martinez noted significant resident opposition via calls/emails.
  • Committee Action: Councilman Martinez moved to disapprove the SUP and the two waivers (setback, commercial access restriction) but to approve Cases 2 and 3. Motion carried without objection. The matter will go to full City Council on June 23, 2026.

Case 4: 802 & 806 Nebraska Avenue – Zone Change to RM-36

  • Proposal: Zone change from CR (regional commercial) to RM-36 (multifamily residential) to permit a group home for mentally ill adults.
  • Applicant: Corey Savage (Savage Residential Care) stated he is working with Unison’s left center and the property is three minutes from the Zef Center; the group home will house five men.
  • Planning Commission: Recommended approval.
  • Committee Action: Council President Williams recommended approval. No objections. So ordered.

Case 5: West Central Avenue & C Core Road – Zone Change to CR-SO

  • Proposal: Zone change from CR to CR-SO (sign control overlay) to allow a multi-tenant sign for the new Trader Joe’s development. Applicant was not present.
  • Planning Commission: Recommended approval subject to one condition requiring submission of sign permits.
  • Committee Action: Councilmember Melvin recommended approval, noting the sign will resemble the existing sign across the street. No objections. So ordered.

Case 6: Vacation of Jefferson Avenue

  • Proposal: Vacation of a portion of Jefferson Avenue between Water Street and the Maumee River to create marketable title for Metro Parks.
  • Applicant: Haley Kennedy stated the segment has been closed for some time.
  • Planning Commission: Recommended approval subject to seven conditions.
  • Committee Action: Council President Williams recommended approval. No objections. So ordered.

Case 7: 5303 West Bancroft Street – Special Use Permit for Gas/Fuel Sales

  • Proposal: Special use permit (SUP 26-0008) to reopen a former service station as a convenience store with gas sales; hours 6 AM to 10 PM.
  • Applicant: Kevin Brown (Scenic Architecture) said the station closed in 2020 and will be modernized.
  • Planning Commission: Recommended approval subject to 46 conditions; no opposition at hearing level.
  • Committee Action: Councilman Martinez recommended approval. No objections. So ordered.

Case 8: 5305 & 5321 Monroe Street & 4700 Nantucket Drive – Special Use Permit for Gas/Fuel Sales (Sheetz)

  • Proposal: Special use permit for a Sheetz gas station and convenience store with 24-hour operation. Planning Commission made no recommendation (4-0 to forward without recommendation). The applicant sought removal of condition 30 (hours restriction requiring closure from 1 AM to 5:30 AM).
  • Applicant: Alex Swicky (Sheetz) described the brand, $9 million construction investment, 30–35 new jobs, $1.2 million annual wages per store, full kitchens, and extensive environmental safety measures. A traffic study showed acceptable intersection operation and no anticipated traffic increase. Sheetz agreed to restrict left-out onto Nantucket Drive.
  • Public Testimony:
    • Cheryl Baff (4408 Nantucket) opposed, citing Nantucket as a residential cut-through with no sidewalks, four gas stations within half a mile, and safety concerns.
    • Laura Dreheim (4525 Nantucket) opposed, stating the property previously housed active businesses and questioned the need for another mega gas station; she noted moratoriums in Troy and Kettering, Ohio.
    • Amber Quarter (4347 Old Lime Drive) opposed, citing increased traffic, speeding, and safety risks for pedestrians, cyclists, and children.
    • Jeff Mason (4802 South Bridge) opposed, citing negative employee reviews online and arguing the project is part of a “gas war” rather than beneficial development.
    • Property owners George Simon and Andrew Grumbacher spoke in support, emphasizing the reduction of curb cuts from 6 to 2 on Nantucket, a letter of support from Charter Senior Living, and that the site is farther from residences than many other 24-hour gas stations.
  • Traffic Expert: Gary Stooky (City of Toledo Traffic Management) testified that the traffic study found negligible impact; the access from Nantucket is needed for safe egress via the traffic signal.
  • Committee Action: Councilmember Melvin moved to approve the SUP and to remove condition 30 (allowing 24-hour operation). No objections. So ordered. The item will go to full City Council on June 23, 2026.

Case 9: Study on Native Plants in Zoning Code

  • Presentation: Lisa Carter (Plan Commission staff) presented a study recommending amendments to Section 1108.0400 to encourage native plant use in new developments. Key changes: adapting the code to local climate and water availability, strongly preferring native plants and pollinators (based on USDA and ODNR lists), and requiring biodiversity in tree/shrub species to prevent blight (e.g., emerald ash borer, boxwood blight). An incentive already exists: native plant landscaping can waive irrigation requirements.
  • Discussion: Councilmembers Martinez, Gaddis, and Moline expressed support and suggested applying similar standards to city-owned boulevards and complete street projects. The University of Toledo capstone class is developing a decision tree and care guide.
  • Outcome: No vote required; the study will inform future code amendments.

Cases 10 & 11: Updates and Moratorium

  • Updates: The zoning code update consultant contract will be signed soon; upcoming text amendments include sign code, certificates of appropriateness, composting facilities, and a healthy food overlay.
  • Moratorium: The committee is on track to complete the first set of local landmark designations before the moratorium expires.

Key Outcomes

  • Cases 1–3: SUP denied; zone change and PUD removal approved; referred to full council.
  • Case 4: Zone change approved.
  • Case 5: Zone change to CR-SO approved.
  • Case 6: Vacation approved.
  • Case 7: SUP approved (with 46 conditions, including hours).
  • Case 8: SUP approved with condition 30 removed (24-hour operation permitted); 44 other conditions accepted.
  • Cases 9–11: Received as information; no action required.

Meeting Transcript

I call to order the zoning and planning committee meeting of June 17th, 2026. Clerk, please call the roll. Morris. Martinez. Driscoll. Gaddis. Hobbes. Comeves. Meldon. Here. Sound two. Here. Williams. Seven present. I'd like to recognize uh councilwoman. And Adam Martinez. Uh as they were here. Uh before we begin, uh, I would like to set a few parameters for today's meeting. As the chair of this committee, I want to ensure everyone has the uh opportunity to express their opinions and ideas. I will treat everyone with respect. And I expect the same courtesy in return for all of the members who are on this day. We are all passionate about the work that we do and the positions that we hold, but with that in mind, we will conduct this meeting in a professional and respectable uh manner. So for each of the committee, for each case before the committee, we will allow the applicant to present their proposal. We will then hear testimony from the public both in support and in opposition of the project. Individuals may also come forward to ask questions that will help them form their own position on the matter. So public uh testimony will be limited to three minutes per speaker. And you'll see the timers. There's one there, there's one on the side here, and there's one over here. I would ask that all of the remarks uh remain pertinent to the exact case that we are discussing, and that the speakers make every effort to stay within that allotted time. If there are any questions for today's proceedings, please let me know now about the process. Okay. Seeing none, uh, we're gonna get started. And clerk, can you please read the first case? And with the applicant for the first case, please come forward to the podium. I will actually be reading the first three cases, they're companion cases with the same address. Uh case number one is a request for a special use permit for gasoline and fuel sales for the property located at 1322 Burnanth Parkway. Case number SUP 25-0049. The plan commission staff recommends approval, subject to 46 conditions and two waivers. The plan commission recommends disapproval. Case number two is the request for removal of lot one of the Tiburne Plat 1 from the community unity unit plan. Originally approved by ordinance 373-76 and is amended for the property located at 1322 Burnath Parkway. Case number PUD 26-0005, the plan commission recommends approval. Case number three is a request for a zone change from RM12 multi-dwelling residential to CN neighborhood commercial for the property located at 1322 Burnath Parkway. Case number Z25-0038, the plan commission recommends approval. We're gonna go ahead and swear you in. My name is Gene Abercrombie. I'm an attorney representing the applicant. Do you want to swear in my client at this point? Or when if your client is willing to speak? I believe they will be.

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