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Record of Proceedings

Toledo Zoning and Planning Committee Meeting – July 15, 2026

City Council — Wednesday, July 15, 2026
BodyToledo, Ohio
SessionCity Council
DateWednesday, July 15, 2026
StatusFILED
Video Record
0:00 / 1:15:00

Original source
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0:00

T six clerk, can you please call the roll?

0:02

Morris here.

0:03

Martinez?

0:04

Driscoll?

0:06

Here.

0:06

Gaddis?

0:07

Here.

0:08

Hobbs.

0:09

Here.

0:10

Comites.

0:12

Meldon.

0:12

Here.

0:13

Surround two.

0:16

Williams here.

0:19

Five present.

0:20

That's what we need for our quorum.

0:22

All right.

0:23

I'm going to ask the applicant for case number one to please come up to the podium.

0:28

And clerk, can you please read case number one?

0:32

Case number one is a request for zone change from RS12 single family residential and CN neighborhood commercial to see our regional commercial for the property located at 640 Wyman Street.

0:44

Case number Z26-0008.

0:48

The plan commission recommends disapproval.

0:51

Okay.

0:52

Would you state your name and address for the record, please?

0:55

Yeah.

0:55

Steve Keesling, I'm the director of Toledo Animal Rescue.

0:58

My home address is 947 Maple Street in Perry's Burg, 43551.

1:04

Sir, would you raise your right hand?

1:05

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

1:07

So say I do.

1:08

Yes, I do.

1:10

All right.

1:10

Please go ahead and tell us about your proposal.

1:13

For sure.

1:13

So the Toledo Animal Rescue, um, which has been around since uh 1927, have been at our current location since 1930.

1:21

Uh we've outgrown our space.

1:23

Um over the past five years, we've quadrupled the number of animals that we and people that we serve from about 100 a year to over 400 a year.

1:30

That's intakes and adoptions.

1:32

Um our property and our facility has gone through so many transitions in almost 100 years, and it's time for us to to improve the facility.

1:41

We want to not only renovate the interior, but we want to expand the facility.

1:45

Unfortunately, with our current zoning, it only allows us a 10% expansion, which is equates to 360 square feet.

1:53

Um, not enough of an expansion for us to sink the money into the building that we want to, and we're looking to the project right now tentatively is between two and two and a half million dollars, with about 1.5 of that going coming from our own savings.

2:10

So we have this zoning proposal change, and only because we want to help more people and animals in Toledo, like we've been doing for almost a hundred years.

2:18

Okay, thank you.

2:20

Um Ms.

2:21

Catrell, do you have anything to add?

2:23

So I think this is one of those situations that none of us really like to be in.

2:28

The use has been there since before zoning was a thing in Toledo.

2:32

It's been not conforming for a very long time through two zoning code updates.

2:36

Um we absolutely understand the use and its purpose.

2:41

The plan commission's concern was the CR zoning in the neighborhood, but um I think they probably felt a little torn also because the use has been there for so long, and we we get that, but you know, the CR zoning opens it up to a lot more intense uses.

2:56

Um say they did have a neighborhood meeting.

2:59

There were two people in attendance.

3:00

We did receive a few calls and one person in opposition.

3:03

The calls we received were uh general inquiries.

3:07

So thank you.

3:08

Uh councilman Driscoll.

3:11

Thank you, Chair.

3:12

Uh Director could have a couple questions.

3:14

So the and you can answer these two if that's uh germane, but the uh expansion is it of the facility or the yard for the dogs or fine no that's a fine question.

Discussion Breakdown — Share of Meeting
Zoning and Planning█████████████████████████████████████████████70%
Procedural██████9%
Animal Welfare█████8%
Community Engagement█████7%
Environmental Protection██3%
Transportation Safety█1%
Historic Preservation█1%
Economic Development█1%
Summary of Proceedings

Toledo Zoning and Planning Committee Meeting – July 15, 2026

The committee considered four zoning and special use permit cases, a sign code text amendment, and received updates on pending studies and the zoning code rewrite. The meeting ran from approximately 9:00 AM – 10:30 AM. Votes were taken on each case to send recommendations to the full City Council.

Consent Calendar

  • None. All cases were discussed individually.

Public Comments & Testimony

  • Case 1 (Animal Rescue zone change):
    • Lanny May (540 Wyman St.) – Opposed the zone change, citing a petition signed by 34 individuals from 29 households (66% of neighboring households) against it. He raised concerns about truck traffic, spot zoning, and the irreversibility of regional commercial zoning.
    • Dr. David Baduras (volunteer veterinarian) – Supported the expansion, emphasizing the rescue’s no-kill mission, community service, and improved animal care.
    • Steve Keesling (Toledo Animal Rescue director) – Supported the zone change, noting the rescue’s 100-year history and need to quadruple capacity (from ~100 to 400+ animals/year).
  • Case 3 (Cemetery special use permit):
    • Malcolm Mutaki (580 Yondota St.) – Supported the cemetery, explaining that local Muslims lack nearby burial options and that natural burial enriches soil.
    • Pastor Charles Walden (2123 N. 13th St., Warren Sherman Area Council) – Supported the project on behalf of the neighborhood association, stating that initial opposition was based on misinformation and that after meetings, the association is in full agreement.

Discussion Items

  • Case 1 – Zone Change for Toledo Animal Rescue (640 Wyman St., Z26-0008):
    • Applicant (Steve Keesling) and Planning Director (Ms. Cottrell) explained the need for CR (Regional Commercial) zoning to expand the facility by ~2,500 sq. ft. (current allowance is 360 sq. ft.). The Plan Commission recommended disapproval due to concerns about future commercial uses if the rescue leaves.
    • Council discussion centered on the rescue’s long tenure, lack of neighborhood opposition (only one call, two meeting attendees), and the ability to downzone later if needed. Councilmember Hobbs (district rep) recommended approval, noting the rescue’s positive community role.
    • Outcome: Approved for recommendation to full council (no objection).
  • Case 2 – Downzone to Residential (5860 C Court Rd., Z26-0010):
    • Applicant Steve Heaney requested change from CR to RS-6 to renovate a former home. Planning supported the downzoning. Councilmember Meldon (district rep) recommended approval.
    • Outcome: Approved unanimously (no objection).
  • Case 3 – Special Use Permit for Cemetery (722 E. Bancroft St., SUP26-0015):
    • Attorney Amad Cassim and mosque representatives described plans for a less-than-one-acre cemetery for Islamic burials (green burial, flat markers). The Plan Commission recommended approval subject to 13 conditions (including decorative fencing and two trees along Utica St.). The Lucas County Health Department and Environmental Services had no objections.
    • Council members expressed strong support, citing the mosque’s good neighbor history and the need for culturally appropriate burial options. President Williams noted the cemetery will add character to a blighted area.
    • Outcome: Approved for recommendation to full council (no objection).
  • Case 4 – Special Use Permit for Scrap & Salvage Yard (4103 Green St., SUP26-0011):
    • Applicant Clark Vandenbosch requested deferral. Planning reported one attendee at the neighborhood meeting and minimal opposition calls. Councilmember Meldon made a motion to defer to the August 19, 2026 meeting.
    • Outcome: Deferred without objection.
  • Text Amendment – Sign Code Changes:
    • Presented by Planner Alex. Three changes: (1) Allow EMC (electronic message) signs to convert to conventional signs; (2) Tie sign compliance to major site improvements (demolition or >50% expansion of principal building) rather than any site plan review; (3) Extend sign abandonment period from 6 months to 1 year (consistent with other non-conforming provisions).
    • Council discussion highlighted the burden on small businesses (e.g., daycares facing $30,000 compliance costs). Councilmember Seranto raised concerns about a perceived increase in billboards; staff will provide data on approved sign permits.
    • No vote taken on the amendment; it will return for formal action at a future meeting.

Key Outcomes

  • Case 1 (Animal Rescue zone change): Recommended to full City Council (August 25, 2026) for approval.
  • Case 2 (Downzone to residential): Recommended to full City Council (August 25, 2026) for approval.
  • Case 3 (Cemetery special use permit): Recommended to full City Council (August 25, 2026) for approval, subject to 13 conditions.
  • Case 4 (Scrap yard): Deferred to August 19, 2026 Zoning and Planning Committee.
  • Studies & Updates: Director Cottrell reported progress on the Light Industrial and Reynolds Corner studies, adult business licensing (modeled after Cincinnati), mural intake process, complete streets guide, and initiation of the zoning code rewrite (meetings with council in the coming weeks).

Meeting Transcript

T six clerk, can you please call the roll? Morris here. Martinez? Driscoll? Here. Gaddis? Here. Hobbs. Here. Comites. Meldon. Here. Surround two. Williams here. Five present. That's what we need for our quorum. All right. I'm going to ask the applicant for case number one to please come up to the podium. And clerk, can you please read case number one? Case number one is a request for zone change from RS12 single family residential and CN neighborhood commercial to see our regional commercial for the property located at 640 Wyman Street. Case number Z26-0008. The plan commission recommends disapproval. Okay. Would you state your name and address for the record, please? Yeah. Steve Keesling, I'm the director of Toledo Animal Rescue. My home address is 947 Maple Street in Perry's Burg, 43551. Sir, would you raise your right hand? Do you swear to tell the truth and nothing but the truth? So say I do. Yes, I do. All right. Please go ahead and tell us about your proposal. For sure. So the Toledo Animal Rescue, um, which has been around since uh 1927, have been at our current location since 1930. Uh we've outgrown our space. Um over the past five years, we've quadrupled the number of animals that we and people that we serve from about 100 a year to over 400 a year. That's intakes and adoptions. Um our property and our facility has gone through so many transitions in almost 100 years, and it's time for us to to improve the facility. We want to not only renovate the interior, but we want to expand the facility. Unfortunately, with our current zoning, it only allows us a 10% expansion, which is equates to 360 square feet. Um, not enough of an expansion for us to sink the money into the building that we want to, and we're looking to the project right now tentatively is between two and two and a half million dollars, with about 1.5 of that going coming from our own savings. So we have this zoning proposal change, and only because we want to help more people and animals in Toledo, like we've been doing for almost a hundred years. Okay, thank you. Um Ms. Catrell, do you have anything to add? So I think this is one of those situations that none of us really like to be in. The use has been there since before zoning was a thing in Toledo. It's been not conforming for a very long time through two zoning code updates. Um we absolutely understand the use and its purpose.

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