[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6564993,"mediaKeyId","3235073-467dafbe56209ade56ff0d8969f51018","parentId",3235073,"title","Planning Commission votes at a glance: site plans, alley vacation denied, code updates and licensing measures","audioSeconds",358,"startMs",117000,"endMs",475000,"viewUrl","/Search/View?dp=1&key=3235073-467dafbe56209ade56ff0d8969f51018&start=117&end=475","thumbnailUrl","https://assets.pipeline.soar.com/3235073-467dafbe56209ade56ff0d8969f51018/thumbnail_117000.jpg","articleUrl","/articles/6564993/Toledo/Lucas-County/Ohio/Planning-Commission-votes-at-a-glance-site-plans-alley-vacation-denied-code-updates-and-licensing-measures","mediaUrl","https://secure.pipeline.soar.com/6564993-a8eb690d949108b3346723c254b3df47/orig.mp4?Expires=1771196036&Signature=Z03eFTv4YK5xPNXO~liM-qPURJ1ENUO4J13ivu9W9eJaF5nOCARe46mxjqdfahAY9JW9Susp1kwrWp~lY0YKDhRtBy4pQnj-xla6knO9~ogUM0jRbaZgnLvfX7evYYJEnLoqEJ4LWK8218iBThHLNeTV5IYlBi~LHeGCeFhMW1l2tHVxEca1MGcsT-jmmS8bewAQQSCBlFPgG5YHdVItY7rzW6x~RfbqP5nXPA-WuNRBuwlMrsBcH7bjqQSSMSNyJJVntm0Y3JVRMqSVEkUkU7ExQcD6nvWI0ehTfTzAu2ZaWhxmLJW057XGLvLzxPjF6w2SJXHvLnXcUk5z4c9Q5g__&Key-Pair-Id=KUT5TJCACFTXG","author","Toledo","date","2025-05-08T00:00:00Z","article","The City of Toledo Planning Commission took formal action on several items during its meeting. Major outcomes included approvals for site plans and overlays, denial of an alley vacation request and passage of multiple text amendments. Most votes were unanimous.

Key formal actions (motions and outcomes):

- SPR-25-0013 (Major site plan review) and MRO-2-25 (Maumee River Overlay review): Approval for a new industrial cold‑storage building at 0 St. Lawrence Drive. Staff recommended approval subject to conditions, and the commission approved the site plan and overlay unanimously. Applicant Brian Perrs (Toledo‑Lucas County Port Authority) said construction could begin within 60 days pending permits.

- V-59-25 (Vacation of a 16‑foot alley serving lots in the replat of Macon's Second Addition): Staff recommended disapproval. The Planning Commission voted unanimously to deny the alley vacation, citing ongoing illegal vehicle and salvage storage in the alley, an active code‑enforcement case and objections from the Division of Fire Prevention. Staff noted some residents expressed concern about property access if the alley were vacated.

- SPR‑204‑417 (Major site plan review / Main Street Overlay): Approval to demolish an abandoned structure at 404 Main Street submitted by the land bank; staff recommended approval under the economic hardship standard and the commission approved unanimously. The land bank said the structure had no feasible economic use and that demolition would create a grass lot; bids were conditioned to protect adjacent foundations.

- SPR‑209‑204 / DOD‑4‑204 (428 North Tenth Street demolition): The applicant (Lucas County Facilities) initially sought approval for demolition and reuse as green space; following public comment that the building may be a contributing resource in the Uptown National Register historic district, the commission voted to refer the matter to the Historic District Commission and seek clarification on funding constraints before final action (see separate article).

- M4‑25 (Text amendment to change references from building inspections to planning director): Housekeeping/code corrections passed unanimously to reflect departmental changes and correct inconsistencies in the zoning code.

- M125 (Text amendment to add city licensing for electronic gaming parlors/sweepstakes terminals): The commission approved a change to require city licensing for electronic gaming parlors (games of skill and games of chance) and to align city review with state licensing; existing legally permitted businesses would remain authorized if they provide the required state permit on renewal.

- M4‑23 (Downtown parking lot review and improvement advisory changes): The commission approved reform of surface parking lot standards and established phased compliance deadlines (2027–2029) and an exception/review pathway through the downtown advisory body; the vote was unanimous.

Most motions recorded on the public record were carried unanimously. Several approvals were conditioned upon staff‑recommended conditions of record and required follow‑up with building permits or compliance steps. The items above will either take effect after City Council review (where applicable) or move to implementation through the Planning Department as specified in staff recommendations.","mediaType","Video","parentTitle","Toledo - Toledo City Plan Commission on 2025-05-08 2:00 PM - May 08, 2025","oneSentenceSummary","The City of Toledo Planning Commission approved multiple development cases and text amendments Tuesday, most by unanimous vote, and denied a request to vacate a residential alley.","taxTitle","Toledo, Lucas County, Ohio","taxId",2665,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6564998,"Planning Commission approves revised downtown surface‑parking rules with phased compliance schedule",512,5686000,6198000,"/Search/View?dp=1&key=3235073-467dafbe56209ade56ff0d8969f51018&start=5686&end=6198","https://assets.pipeline.soar.com/3235073-467dafbe56209ade56ff0d8969f51018/thumbnail_5686000.jpg","/articles/6564998/Toledo/Lucas-County/Ohio/Planning-Commission-approves-revised-downtown-surfaceparking-rules-with-phased-compliance-schedule","https://secure.pipeline.soar.com/6564998-2fd9dcdba39d5c6649a38f3907613749/orig.mp4?Expires=1771196036&Signature=LShuoVSKxJ~yeObAh4w8sHvNxhCDMfm7uzTyEb36toC7RaGlvOsHIPaXHdOE-uNECeMXNUtyr4gv3MWczE2YK4P0lHTtiXaIWUzf4qfHUlpNDtQuacMcR0O2omUSSMnP-6RF~fpZZBm1Y0qYeGctYrdiGlId8cWlEl4DYo~DCtMw4ahxsKHkIzVWZqDRVVvgpllhG-j9b14MpwS0zumtv~FZZMmZX7ONRD~yTOHRh0vIBy6Cvbx5AkRalfxHKHKPcbKrWNfRMFQqwiQsbHoc98gAnqCcjMEGxo2lgSSGDY8qBuwEweEYKnVolSwb1kERjtvtHxMk04egyJAnT3SUNw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a text amendment to Toledo Municipal Code to reform design, licensing and compliance requirements for surface parking lots in the Downtown Overlay and Warehouse Urban Neighborhood Overlay districts.

Staff said the update is the result of multiple rounds of public meetings with downtown stakeholders and the DePulary (Downtown Parking/Improvement Advisory) Act. The revision separates \"accessory\" parking (lots serving a building's own customers or employees, not leased commercially) from \"non‑accessory\" parking (lots leased or open for public/paid use). The new rules apply licensing and compliance timelines only to non‑accessory lots.

The amendment establishes three phased compliance zones with staggered deadlines: Zone 1 compliance by April 1, 2027; Zone 2 by April 1, 2028; and Zone 3 by April 1, 2029. Staff said the phased approach reflects earlier delays during the COVID pandemic and gives owners time to meet design criteria, including landscape, fencing/wall standards and safety improvements.

The planning director and deployer/DePulary Act advisory body were given final review authority for some design elements; applicants can seek DePulary Act exceptions where strict compliance would harm a valid historic or site‑specific design objective. Staff said enforcement will focus on licensing and fines rather than criminal prosecution, consistent with existing practice.

Commissioners and stakeholders discussed grandfathering, fence/wall heights near historic facades and possible financial supports outside the zoning process to assist lot owners. Staff noted license renewal and inspections would provide ongoing compliance checks.

The commission approved the amendment by unanimous vote. Staff said the change is intended to reduce the visual and environmental impacts of surface parking while providing time and a process for property owners to comply.","The commission approved text amendments reforming surface parking‑lot standards in the Downtown and Warehouse Overlay districts, including phased compliance zones, licensing and an exception process via the Downtown Parking/Improvement Advisory body.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6565002,"County demolition plan for 428 N. Tenth sent back to historic commission after national‑register finding",0,6180000,"/Search/View?dp=1&key=3235073-467dafbe56209ade56ff0d8969f51018&start=6180&end=6180","https://assets.pipeline.soar.com/3235073-467dafbe56209ade56ff0d8969f51018/thumbnail_6180000.jpg","/articles/6565002/Toledo/Lucas-County/Ohio/County-demolition-plan-for-428-N-Tenth-sent-back-to-historic-commission-after-nationalregister-finding","https://secure.pipeline.soar.com/6565002-8aa6f04a3717930a02d8abd382850e06/orig.mp4?Expires=1771196036&Signature=PPfAZgQ-~zja622xYUNPUDA3CbwMRIQVFODZqzJVGLCOIN~nfuDhpBqyuFabLRmPdLv3XIARn8RKpNfcSaI-GFTowEB2E1Q6jKCQ0wrNK127fmaFt5jr-CWI8gMkQ3y7KhgYPiaskmdGsqLqdWz1oY-A8zVG8ZpApyPa1w-w~XvzNNGXfIJicLPoCszHSY95L25QlEDiED2tWGAj-D7Pg~oncIGEBvvQUm~l5~bLCBoTi59mDrNSSBJwDFysaN32BmJLiBqp3AU41KXI2YgMxfXSD~4st~2XKFKvogGj9AMZ9CC0Z9xK6m03IZRvdpsnkr-wfMNohis54cz-jhGPEw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Tuesday delayed a final decision on the planned demolition of the former Child Study Institute at 428 North Tenth Street, directing the applicant to seek further review by the City Historic District Commission and to clarify whether state or federal funding rules related to the building's national‑register status affect demolition funding.

Lucas County Facilities representatives asked the Planning Commission to approve demolition of the vacant structure and its conversion to green space and enclosed parking for the adjacent family‑court building. County staff described safety concerns, prior hazardous‑materials removal and structural decay in a building they said has been vacant for roughly two decades.

During public comment, architect and preservation advocate Edward Hill and others said the building is a contributing resource to the Uptown Historic District listed in the National Register of Historic Places and urged preservation or greater study. County staff said the Historic District Commission reviewed the demolition twice and, after cost analysis, recommended saving as much of the wall as practicable rather than preserving the entire facade.

Commissioners expressed concern that the recent discovery of national‑register status could limit use of state or federal funds for demolition or rehabilitation, and they asked the applicants to obtain clarification from funding sources and to return to the Historic District Commission. The county representative said it had sought an extension on a Department of Development (state) grant and believed an extension to September 2026 might be possible but that timing remains uncertain.

Planning staff and commissioners discussed façade‑retention options, fencing and final design of the replacement green space and parking. The commission made a motion — and voted unanimously — to send the demolition application back to the Historic District Commission for its May meeting and to bring the item back to planning commission in June after that review. Staff was asked to check with legal and funding sources about whether the national designation limits or conditions the use of state or federal grant funds for demolition.

The commission did not approve demolition at Tuesday's meeting; the applicant was told to attend the Historic District Commission meeting on May 27 and return for a June Planning Commission agenda slot after that review and after clarifying the funding question.","The Planning Commission paused approval of a county request to demolish the former Child Study Institute at 428 North Tenth Street and sent the matter back to the City Historic District Commission after learning the structure is part of a national historic district and questions about state funding and facade preservation were raised.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6565007,"Toledo planning staff urges licensing, larger buffers for tobacco shops; commission forwards study to council",2483,2705000,5188000,"/Search/View?dp=1&key=3235073-467dafbe56209ade56ff0d8969f51018&start=2705&end=5188","https://assets.pipeline.soar.com/3235073-467dafbe56209ade56ff0d8969f51018/thumbnail_2705000.jpg","/articles/6565007/Toledo/Lucas-County/Ohio/Toledo-planning-staff-urges-licensing-larger-buffers-for-tobacco-shops-commission-forwards-study-to-council","https://secure.pipeline.soar.com/6565007-c55276c52495a4ded0ae0aa7ed87f7bf/orig.mp4?Expires=1771196036&Signature=jyjyZtEwbjhiHdfKn8HvhAIPW7bhWJpvzAdLwycCotczxaS5V5pnUDD-AbOO7EA16idravcwIhO5Tq6RiNNvWc2xUAQ0Fxm8yeKABieoulD4OAkfLh6mZr-CCK82T4Q-xIj8lbrzjBqJXItlfdglLdRShbVm-Nb-4OXLvS28wO3DIkbeG672bi8STVzv47HgOyRjiTGd9VHbC1p1MaaF~685Ua0W-pZ7SuQulgKP8H8JhLOn2D9lmiaZ0kyJK7WuWxfgbG0robmO9VsnQWPhDHgqHXs4GKu90ho1qKz9Usy9S3HwhurbYTYB8K0OemdQQ6WuErwtqUpEosFZsBOq2g__&Key-Pair-Id=KUT5TJCACFTXG","The City of Toledo Planning Commission on Tuesday voted unanimously to forward a staff study and recommended text amendments on tobacco retailers to Toledo City Council, after a multi-hour staff presentation and public comment.

The planning staff recommendation would remove the current special-use permit requirement for designated \"tobacco shops,\" amend Toledo Municipal Code definitions to better match Ohio law, require licensing for all tobacco retailers, increase spacing of tobacco shops from youth-related uses from 500 feet to 1,000 feet, and require 2,000 feet between tobacco shops.

The recommendation was based on a staff analysis of retailer locations, licensing records and public-health literature. Planning staff reported identifying 345 tobacco retailers that held cigarette licenses in city records; of those, 24 met the local definition of a tobacco shop, 13 had previously been approved via special use permits, three were identified as grandfathered legal nonconforming tobacco shops and 21 were operating without an approved special use permit. Staff said non‑specialty retailers — convenience stores, gas stations and grocery stores — make up the large majority of places that sell tobacco products.

Planning staff drew on public-health sources including the World Health Organization, the Centers for Disease Control and the Tobacco Free Ohio Alliance while arguing that reduced density and larger spacing requirements can lessen youth exposure to tobacco products and impulse purchases.

Commissioners asked detailed questions about how vape shops and other non‑cigarette retailers would be treated, and how the city would enforce locations found to be operating without required permits. Staff said current cigarette‑retailer licensing tracked via the county auditor captures some sellers but not all vape‑ or other tobacco‑only retailers; licensing all tobacco retailers at the city level, staff argued, would provide a complete registry and a tool for enforcement.

Wild Bill's Tobacco chief legal officer Robert (Rob) Zora testified in opposition, saying his company and similar specialty retailers tend to locate in higher‑density areas across income levels, that specialty tobacco stores maintain strict ID policies and that current problems stem from non‑specialty retailers rather than tobacco shops. Zora asked the commission to focus on enforcing existing rules instead of imposing new restrictions targeting tobacco shops.

Commissioners discussed enforcement options and whether proposed changes might retroactively legalize some currently illegal stores if a special‑use requirement were removed. Staff acknowledged that some stores operating without prior approvals could become legal if they do not have spacing violations under the proposed rules; staff also said zoning compliance and the law department would need to pursue identified illegal establishments.

After discussion the commission voted to recommend the amendments to City Council; the matter was scheduled for City Council review on June 11 in council chambers.

The planning staff report and maps accompanying the study showed tobacco retailers clustering in the inner city and tobacco shops more often located on major commercial corridors. The staff recommendation stressed aligning local definitions with state law to improve tracking and enforcement and recommended licensing as a mechanism to capture retailers that do not currently hold county cigarette licenses.

The commission's action forwards the study and recommended code changes to City Council; any change to licensing or zoning will require council action and, where applicable, coordination with county and state licensing authorities.","City planning staff recommended abolishing special-use permits for tobacco shops, aligning definitions with state law, requiring licensing for all tobacco retailers and increasing buffers from youth uses; the Planning Commission unanimously recommended the proposal for City Council review.","actionData","errors"]

Article not found

Planning Commission votes at a glance: site plans, alley vacation denied, code updates and licensing measures

Planning Commission approves revised downtown surface‑parking rules with phased compliance schedule

County demolition plan for 428 N. Tenth sent back to historic commission after national‑register finding

Toledo planning staff urges licensing, larger buffers for tobacco shops; commission forwards study to council