[{"_1":2,"_99":-5,"_100":-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],{"_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",6552100,"mediaKeyId","5133819-77113d74a716d52e236be8d120844467","parentId",5133819,"title","Planning Commission: approvals, denials and referrals at July meeting","audioSeconds",7374,"startMs",88000,"endMs",7462000,"viewUrl","/Search/View?dp=1&key=5133819-77113d74a716d52e236be8d120844467&start=88&end=7462","thumbnailUrl","https://assets.pipeline.soar.com/5133819-77113d74a716d52e236be8d120844467/thumbnail_88000.jpg","articleUrl","/articles/6552100/Toledo/Lucas-County/Ohio/Planning-Commission-approvals-denials-and-referrals-at-July-meeting","mediaUrl","https://secure.pipeline.soar.com/6552100-2d0740d355ee067c8200731ef0cd7d9c/orig.mp4?Expires=1770930011&Signature=GzF~Y617vmEyh0ci6Oy4idGfm34909VIU6R7Q~jNVPkWLSFurRXL5y0y0L6eNAlrMbgvgeCYVcBGJR4T9d1Wqhzi3g-utd-prNTkD1oE74W~O21oF5lYFlF3i6jpJQw42TuiU9N1qYp9NUFX6nPHyEuLs60vRcMO3XWliaf~hu9sohMzRi2WaLjV~3pNxW39mdHhVJ8O3bgYZToEeFi0L5N2dSKo89yr4ACJ4bIo5L37zTJZmEVRXmOASoSNvDlFsYB~-IS9Kzy5dwiIgZgN2Pq7mSBWXOf7S6Jnmj3AnEK6odd1qMaDJgfcxnyVdEL~cDhlgiL~i4jLWdS24BaVgw__&Key-Pair-Id=KUT5TJCACFTXG","author","Toledo","date","2025-07-03T00:00:00Z","article","At its regularly scheduled meeting, the City of Toledo Planning Commission handled a full agenda of site plans, zone changes, special use permits and text amendments. The commission elected Miss Cottrell, Deputy Director of Planning, as secretary and took the following actions (all votes recorded as unanimous unless noted):

Votes at a glance

- Election: Miss Cottrell was nominated and approved as secretary of the Planning Commission (unanimous).

- SPR / MRO / SVR approvals:
- MRO525 (Maumee River overlay review) — new riverfront access site with parking lot and site modifications at 3184 North Summit Street. Staff recommended and the commission approved subject to conditions.
- SVR/SPR 250016 (major site plan) — site modifications at 3054 Monroe Street (Swainfield Shopping Center façade, parking, landscaping, lighting and bio‑retention). The commission approved staff recommendations and granted waivers for street scribe wall, lighting design/height, reduced parking (22 fewer spaces) and material percentage requirements. Approval included stated conditions and a photometric requirement for no spillover.
- Z250016 / MRO425 / SPR25‑0022 (313 Morris Street) — companion zone change, Maumee River overlay review and major site plan to adaptively reuse the former Ohio Plate Glass building, establish corporate/tenant spaces, lay‑down and parking — all approved; the zone change will return to City Council for final action on August 13.

- Special use permits and rezonings:
- SUP250015 (tobacco shop at 229 Main Street) — staff recommended disapproval because the proposed location did not meet spacing requirements from parks/schools. The commission voted to recommend disapproval; the recommendation now goes to City Council (unanimous).
- Z250015 (split zone to full residential at 5414 301 Street) — approved; will return to council as required by procedure (unanimous).
- SUP250018 (daycare at 2800 West Central Avenue) — staff recommended approval subject to 18 conditions; the commission approved and will forward the special use permit to City Council because of split zoning (unanimous).

- Text amendments and policy changes:
- M123 — add demolition criteria to the Cherry Street Urban Overlay: approved. The amendment requires major site plan review, documentation and review by the Cherry Street Development Organization before demolition in the overlay; emergency demolition provisions remain for unsafe structures.
- M22‑24 — accessory structures: add design standards for accessory structures in residential zones to ensure materials are compatible with the principal building; approved.
- M18‑24 — eliminate parking minimums (see separate coverage): Planning Commission recommended approval and forwarded to City Council.
- M3‑25 — scrap and salvage operations: add a 100‑foot setback from residential uses/districts for scrap/salvage yards; approved.

- Other administrative actions:
- The commission approved a search committee recommendation from the deputy mayor to oversee recruitment for a new Planning Commission director; the committee will develop the job description and recruitment strategy and return recommendations to the commission.

What happens next

Several items approved by the Planning Commission require City Council action (notably the zone change at 313 Morris and several special use permits because of split zoning). Staff indicated City Council Planning & Zoning Committee review dates in mid‑August. Planning staff will prepare transmittals and present the records and recommended conditions to Council.","mediaType","Video","parentTitle","Toledo - Toledo City Plan Commission on 2025-07-03 2:00 PM - Jul 03, 2025","oneSentenceSummary","The Commission elected a new secretary, approved multiple site plans, zone changes and text amendments, disapproved a tobacco shop special use permit and forwarded several items to City Council. Most measures passed unanimously.","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},6552103,"Planning Commission backs ordinance language to eliminate parking minimums and set parking maximums",3668,3263000,6931000,"/Search/View?dp=1&key=5133819-77113d74a716d52e236be8d120844467&start=3263&end=6931","https://assets.pipeline.soar.com/5133819-77113d74a716d52e236be8d120844467/thumbnail_3263000.jpg","/articles/6552103/Toledo/Lucas-County/Ohio/Planning-Commission-backs-ordinance-language-to-eliminate-parking-minimums-and-set-parking-maximums","https://secure.pipeline.soar.com/6552103-e17fbae57d1e4f6355281477e63b369f/orig.mp4?Expires=1770930011&Signature=GzqnUGIC44y-liCOrCKFRv9LVNlRQFNlzwai6jgvgXAzJFZsFaQq8KWYq4LZruYm-72YoXo3uxUSGPRCUL7jC8Pcurgp2hMH2NOW0cpW0A2mAlML8uAFJbnfe7TYhrAcLPgH2zEIABFbhnroj-ouptQrK4naEqpRyxuwws2XCf7iHkHbf8i83odfiYDZas1NrZfIBNCdAYWVGZlkYBmFMPibxUrfPrlegyhGj9mnIlvEIj5DkpzK3~-L9Tk41mlXxAtrKhs3pf98DyfoYvWK61cpAzFPn69pjOUbKeapPOEVgtM9~0xiVdRM8CXFHjA7aPY9Ld~NCdjk3wMhu5R5aQ__&Key-Pair-Id=KUT5TJCACFTXG","The Toledo Planning Commission voted unanimously to approve a text amendment (M18‑24) that removes mandatory parking minimums from the city’s zoning code and establishes parking allowances framed as maximums rather than required minimums.

Ryan (planning staff) told the commission the change stems from the Forward Toledo planning process and a May 2024 council resolution asking staff to study parking minimums. He summarized research showing parking minimums raise development costs and can inhibit reuse of existing commercial buildings. “We are simply removing the word minimum. We're putting in maximum, and we're not saying require,” Ryan said, and added that the code will continue to require bicycle parking, accessible parking, loading spaces and vehicle stacking for drive‑through uses.

Staff presented data showing parking requirements increase housing and rental costs and cited examples from peer cities where removing minimums has not led to a collapse of off‑street parking provision; most projects still provide parking based on market demand. The commission discussed neighborhood impacts, potential spillover onto residential streets and the role of residential parking permits and transportation management plans for high‑demand sites.

Commissioners emphasized that engineering and transportation review will remain part of site plan review: the Division of Transportation will continue to comment on circulation and safety for proposals that add or change parking. Ryan said the amendment does not change parking dimensions, ADA requirements or bike‑parking standards; it removes zoning‑level floor plans that automatically force demolition or new paving to meet a mandated minimum count.

The commission approved the amendment unanimously. The text amendment will move forward to City Council for final action. Planning staff said the change is intended to encourage reuse of legacy commercial buildings, reduce impervious cover and support walkable, mixed‑use development.","Commission voted unanimously to approve text amendment M18‑24 to remove parking minimums from the Toledo zoning code and replace the requirement with a parking maximum framework; staff retained bicycle parking, ADA and loading standards and said developers will still supply parking as market requires.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6552108,"QuickPark withdraws appeal after panel requires bicycle parking at 420 Tenth Street",1176,159000,1335000,"/Search/View?dp=1&key=5133819-77113d74a716d52e236be8d120844467&start=159&end=1335","https://assets.pipeline.soar.com/5133819-77113d74a716d52e236be8d120844467/thumbnail_159000.jpg","/articles/6552108/Toledo/Lucas-County/Ohio/QuickPark-withdraws-appeal-after-panel-requires-bicycle-parking-at-420-Tenth-Street","https://secure.pipeline.soar.com/6552108-3e034cddc9f2ebaff01640da7bfe6340/orig.mp4?Expires=1770930011&Signature=HJnd0VfquWdnsCadaDKNQ7ibGYuCLXh8Ow2vljk4eIhnFsyO3TmrGRt576Ej~0zBtWawEvKV-yC0jKexpBAa1r39CmIr9iKPbT56FbqYE7gWCHP992lCm8i9UoZ7-r0eeX5I2YDQC6edbPySiQnjzyLgrHTvaW0dvrnpy1CQFIT6JGQ8BFEkpRwwSU7MaSg1c7T7eu4JGcYg20oQdWJawp8q32TNWyVslzIQgKwiapR2JvKnbeNy8aNdqarz3-LE4XeebE5Mw9ALo5pBlO0wzDDgMNIWBodtwo3zT6zkO0aaQHOl5hwH~~SkJc3BpMsnipfoDEanzrdiflDoDXwNHg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Toledo Planning Commission heard an appeal from Michael Miller, president and CEO of QuickPark, seeking relief from condition 6 of site plan case SPR250020, which requires bicycle parking at the company’s licensed lot at 420 Tenth Street.

Miller told the commission the lot has operated under a license for more than 15 years and was reconfigured at the city’s request in 2015. “We just think it is, unneeded at the time,” he said, arguing the street is poorly maintained, the lot has limited sidewalk space and “there's just no use for bicycle parking on that lot.” He said QuickPark operates other downtown facilities that have bike stalls that are rarely used.

Miss Cottrell, Deputy Director of Planning, and other staff explained the bike‑parking requirement is part of the Toledo Municipal Code and is a routine condition in site‑plan reviews for parking lots. Alex (planning staff) said the code requires “one per 10” parking spaces, which for the lot’s more than 20 spaces equates to three bicycle spaces. Staff also noted the commission’s recent guidance allowing bicycle racks in the right of way, subject to an encroachment permit, as a flexible placement option.

Commissioners questioned how difficult a rack would be to install and whether any site constraints would make bicycle parking unusable. Miller said the lot is bowl‑shaped, on a hill, abuts parcels owned by several property owners and has limited dead space for a rack without losing revenue‑producing car stalls. He said a prior error by a predecessor contractor recorded stall widths as 8'6\" rather than 9', which he said caused the loss of grandfathered status.

The chair proposed options: the commission could not approve the site plan in its current form but would defer the case 30 days to allow QuickPark to propose alternative locations for the required bicycle parking. Staff offered that QuickPark could place racks in the right of way subject to an encroachment permit, or identify an alternative QuickPark‑owned lot nearby. Staff also agreed to waive amendment fees if the applicant withdrew the appeal and proceeded with the approved site plan while returning with a proposed bicycle‑parking amendment within 12 months.

Miller acknowledged on the record that he would withdraw the appeal so the site plan could be finalized and then return with an amendment proposing where to place the bicycle racks. The commission did not vote on a waiver; the action recorded in the hearing was the applicant’s withdrawal of the appeal and an administrative agreement: staff will accept an amendment and work with the applicant on alternative rack locations.

The commission emphasized that the bicycle‑parking requirement is a code obligation but said it was willing to consider a sensible, site‑appropriate alternative placement. Miller said QuickPark supports bicycle access generally and will work with staff on a follow‑up proposal.","QuickPark asked the Planning Commission to waive a bike‑parking condition for its licensed 420 Tenth Street lot, arguing the location and street conditions make racks unusable. Staff said the Toledo Municipal Code requires bike parking; the operator withdrew an appeal and agreed to return with a placement amendment.","actionData","errors"]

Article not found

Planning Commission: approvals, denials and referrals at July meeting

Planning Commission backs ordinance language to eliminate parking minimums and set parking maximums

QuickPark withdraws appeal after panel requires bicycle parking at 420 Tenth Street