Committee backs initial zoning for annexed Keller/Cipher parcels, including Cipher Plumbing commercial site

The Planning & Zoning Committee recommended approval of initial zoning for a set of parcels proposed for annexation near County Road 99 in the Keller/Cypher area. Staff presented the application as cleanup related to a previously considered condominium development and said the parcels abut the Findlay corporate boundary in Allen Township.

Staff described four parcels included in the request: 10569 County Road 99 (operated as Cypher Plumbing, Heating & AC LLC) requested C-2 General Commercial; 10603, 10673 and 10685 County Road 99 were requested as R-1 Large Lot Residential, matching the City of Findlay land-use plan designation of single-family large-lot. Planning staff said the three residential parcels have housed single-family homes for 20 to 30 years, and staff considered C-2 appropriate for the contractor shop at 10569 because that conditional use aligns with a contractor shop and the site abuts residences where industrial zoning would be inappropriate.

Committee members discussed whether assigning C-2 to the plumbing business would allow more intensive uses later. Staff noted that annexing unzoned or township-zoned parcels creates unavoidable anomalies; the guiding principle was to match current, long-standing uses rather than restrict existing rights. Staff explained that any expansion or substantial change would require review by city planning commission, where the city could impose buffers or conditions to protect adjacent residential areas.

Councilman Grant Russell moved to recommend approval of ZA-07-2025 as submitted; Jim Lemire seconded. The committee voted by voice and the motion carried, sending the recommendation to city council. Planning Commission had recommended unanimous approval at its hearing.

Why it matters: the action establishes the City of Findlay's zoning for newly annexed land, formalizing the allowed uses and setting the framework for future development reviews and conditions.

Speakers quoted below are drawn from the meeting transcript.