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Record of Proceedings

Zoning and Planning Committee Meeting - September 16, 2026

City Council — Wednesday, September 16, 2026
BodyToledo, Ohio
SessionCity Council
DateWednesday, September 16, 2026
StatusFILED
Video Record
0:00 / 1:24:49

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:45

I call to order the zoning and planning committee of August.

0:49

Sorry, not August.

0:51

September 16th, 2026.

0:54

Clerk, please call the roll.

0:56

Morris here.

0:57

Martinez.

1:00

Driscoll.

1:01

Present, sorry.

1:02

Here.

1:03

Gaddis.

1:04

Here.

1:05

Hobbes.

1:06

Comeves.

1:08

Meldon.

1:09

Saranto.

1:10

Here.

1:10

Williams.

1:11

Here.

1:12

Six present.

1:14

I was gonna say, don't make me give you that mom look.

1:17

Uh with when they call your name.

1:20

Uh I I uh I just wanted to let folks know we're gonna be doing a little bit of of jocking of cases.

1:27

So please pay attention when I call your case.

1:30

Please come uh to the microphone as as the clerk is reading the case, and then uh we will ask you then to speak on behalf of your of your case.

1:41

So at this point, um I am asking for the applicant for case number one to come to the microphone.

1:48

And clerk, can you please read case number one?

1:52

Case number one is a request for a zone change from CO office commercial to RD6 duplex residential for the property located at 1302 Kelsey Avenue.

2:02

Case number Z 26-0013, the Plan Commission recommends approval.

2:11

Can you state your name and address for the record?

2:13

Um Macy Obu, 1302 Kelsey Avenue, Toledo, Ohio, 43605.

2:19

And uh would you raise your right hand?

2:21

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

2:23

If so, say I do.

2:24

Yes.

2:24

Thank you.

2:25

Can you tell me about your application for a zone change?

2:29

Um this is an office commercial property.

2:32

It was previously zoned as um residential.

2:35

All the prep surrounding properties are all residential.

2:38

That's the only commercial property there.

2:40

So we're trying to switch it back to um residential.

2:43

It was actually done um a few years ago, four years ago.

2:46

It was actually done for years ago to commercial, but it used to be residential.

2:50

So we're trying to put it back to residential property.

2:53

Okay.

2:53

And will someone be residing in that property then?

2:56

Yes.

2:56

Okay.

2:57

All right.

2:58

Is there anyone in the audience?

2:59

Oh, I'm sorry.

3:00

Uh Ms.

3:00

Catrell, do you have anything to add?

3:02

So this is an old legacy commercial building that the applicant wants to use for single family, which is not permitted in the CEO of zoning district.

3:09

Hence the zone change.

3:11

We did not get any calls or or any concerns at the Planning Commission hearing.

3:14

Okay, thank you.

3:16

Is there anyone in the audience who would like to speak for or against case number one?

3:20

Again, is there anyone in the audience who would like to speak for or against case number one?

3:25

Okay.

Discussion Breakdown — Share of Meeting
Zoning and Planning█████████████████████████████████████37%
Community Engagement██████████████████████████26%
Procedural██████████10%
Public Safety████████8%
Historic Preservation████████8%
Transportation Safety████4%
Environmental Protection███3%
Pending Litigation██2%
Economic Development█1%
Summary of Proceedings

Zoning and Planning Committee Meeting - September 16, 2026

The Zoning and Planning Committee considered six items: two zone changes, three special use permits (SUP), and one local landmark designation. The committee made recommendations to the full City Council, including approval for most cases and disapproval for a proposed gas station SUP after strong community opposition.

Public Comments & Testimony

  • Case 5 (Gas Station SUP): Multiple residents from the Old West End neighborhood spoke in opposition. Gregory Kane (411 Boston Place) noted the applicant owns multiple gas stations in Detroit and does not live in Toledo, and argued the area already has five gas stations within a mile. Carol Couchet (2483 Scottwood Ave), a 30-year resident, cited concerns about gang activity and violence near existing gas stations. Sue Jones (2516 North Detroit, Detroit Stop) spoke in favor, stating the neighborhood needs a gas station and that negative activity is not exclusive to her store. Tammy Mikelack (2056 Scottwood Ave) presented on behalf of the Women of the Old West End Association, arguing the proposal fails to meet approval criteria under Toledo Municipal Code Section 1111.0706, including incompatibility with the Forward Toledo plan, lack of public need (six gas stations and six convenience stores within one mile), negative impacts on safety, property values, and environmental concerns. Tony Moore (2369 Robinwood) and Lori Hammond (921 Nessawood) also opposed, with Hammond questioning transparency and noting the owner did not provide renderings. Lynn Sheehan (444 Kenilworth Ave) raised safety concerns about unregistered fuel tanks and urged support for thoughtful planning. Joyce Singer (662 Collins St) listed 14 gas stations/convenience stores within a two-mile radius, arguing these businesses take advantage of the underserved community.
  • Final Public Comment: Richard Arnold (3305 Middlesex) addressed a recent settlement (Singletary v. City of Toledo) related to a group home, urging the committee to revisit group home policies to avoid future litigation.

Discussion Items

  • Case 1 – Zone Change (1302 Kelsey Ave): Applicant Macy Obu requested a change from CO (Office Commercial) to RD6 (Duplex Residential) to convert a legacy commercial building back to residential use. The property was previously residential and is surrounded by residential. Plan Commission recommended approval with no opposition. Councilmember Gaddis recommended approval.
  • Case 2 – Zone Change (3910 Haverhill Dr): Applicant Craig Joseph requested a change from IL (Limited Industrial) to CR (Regional Commercial) to restore an existing commercial use. The property had been changed to industrial but plans for a warehouse fell through. A tenant plans a used car business. Plan Commission recommended approval with no opposition. The committee member representing the district (Chair Gaddis? – unclear) recommended approval.
  • Case 5 – Special Use Permit – Gas Station (2485 N Detroit Ave): Applicant Boron Gobo requested an SUP to reopen a gas station with convenience store (no alcohol, no lottery initially). Plan Commission recommended approval in a 3-2 split vote with 38 conditions. Two neighborhood meetings were held; the second was well attended with concerns about traffic safety and land use. Councilmember Driscoll argued the use is not walkable and contradicts the Forward Toledo plan, and questioned how the transportation department approved the site without a left-turn lane. Councilmember McPherson expressed concern that the applicant lives in Michigan, does not know the community, and has unpaid taxes. President Williams recommended disapproval based on code criteria (safety, property values, environmental impact). No objection was raised.
  • Case 3 – Special Use Permit – Tow-Away Vehicle Storage (5825 Angola Rd): Applicant Eric Stearns (PySecki Towing) requested an SUP for storage of tow-away vehicles. The property has a long history of transportation-related use. Plan Commission staff recommended disapproval due to a spacing requirement near residential, but Plan Commission recommended approval (5-0) with 29 conditions and two waivers. No public opposition. Councilmember Martinez recommended approval with a one-year review to ensure compliance.
  • Case 4 – Special Use Permit – Scrap and Salvage Facility (4103 LeGrange St): Applicant Gary Gersick (on behalf of RM Recycling) requested an SUP to expand an existing operation. Plan Commission recommended approval with 44 conditions and three waivers. The applicant requested modifications to waive conditions on parking, gravel surfacing, sewer inspection, and a sign. Director Catrell noted the sign should be brought down per code. Councilmember Driscoll supported retaining the sign condition. Councilwoman Morris visited the site and recommended approval with most waivers approved but sign condition retained and parking waiver disapproved.
  • Case 6 – Local Landmark Designation – Dura Building (4500 N Detroit Ave): Ellen Rodriguez (Thomas Porter Architects) presented the history of the Dura Manufacturing Company, a major automotive parts manufacturer with over 300 patents, which operated from 1928. The building is proposed for warehousing and light industrial reuse. Plan Commission staff supported the designation to enable state tax credits. No opposition. Councilmember Gaddis expressed enthusiasm for preserving history. The committee member for District 6 recommended approval.
  • Director’s Report: Director Catrell previewed upcoming studies: modifications to industrial site plan review thresholds for small additions, a gas station study (likely November), the zoning code rewrite (consultant Code Studio to present in third week of October with community engagement), progress on stock designations, group home reasonable accommodation policies (in coordination with Ability Center and Fair Housing Center), an industrial study, and a complete streets guide.

Key Outcomes

  • Case 1: Recommended approval by committee. Will go to full City Council on October 6, 2026, at 4 p.m. The applicant does not need to attend.
  • Case 2: Recommended approval by committee. Will go to full City Council on October 6.
  • Case 5: Recommended disapproval by committee (based on safety, property values, environmental impacts). Will go to full City Council on October 6.
  • Case 3: Recommended approval with conditions and waivers, plus a one-year review. Will go to full City Council on October 6.
  • Case 4: Recommended approval with conditions, with specific recommendations on waivers: the sign waiver (Condition 40) was recommended to be retained (sign must be brought down), the parking waiver (TMC 1107.1202) was recommended for disapproval, the gravel waiver for the southern area (TMC 1107.1906) was recommended for disapproval (the applicant accepted this), while other waivers were approved. Will go to full City Council on October 6.
  • Case 6: Recommended approval for local landmark designation. Will go to full City Council on October 6.

Meeting Transcript

I call to order the zoning and planning committee of August. Sorry, not August. September 16th, 2026. Clerk, please call the roll. Morris here. Martinez. Driscoll. Present, sorry. Here. Gaddis. Here. Hobbes. Comeves. Meldon. Saranto. Here. Williams. Here. Six present. I was gonna say, don't make me give you that mom look. Uh with when they call your name. Uh I I uh I just wanted to let folks know we're gonna be doing a little bit of of jocking of cases. So please pay attention when I call your case. Please come uh to the microphone as as the clerk is reading the case, and then uh we will ask you then to speak on behalf of your of your case. So at this point, um I am asking for the applicant for case number one to come to the microphone. And clerk, can you please read case number one? Case number one is a request for a zone change from CO office commercial to RD6 duplex residential for the property located at 1302 Kelsey Avenue. Case number Z 26-0013, the Plan Commission recommends approval. Can you state your name and address for the record? Um Macy Obu, 1302 Kelsey Avenue, Toledo, Ohio, 43605. And uh would you raise your right hand? Do you swear to tell the truth and nothing but the truth? If so, say I do. Yes. Thank you. Can you tell me about your application for a zone change? Um this is an office commercial property. It was previously zoned as um residential. All the prep surrounding properties are all residential. That's the only commercial property there. So we're trying to switch it back to um residential. It was actually done um a few years ago, four years ago. It was actually done for years ago to commercial, but it used to be residential. So we're trying to put it back to residential property. Okay. And will someone be residing in that property then? Yes. Okay. All right. Is there anyone in the audience?

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