Plan Commission recommends disapproval of Rocky Ridge zoning change for Angola Road site after lengthy debate

The City of Toledo Plan Commission voted to recommend disapproval of three companion rezoning applications from Rocky Ridge Development that would have changed parcels on Angola Road to general industrial to allow sand excavation and the placement of drinking-water treatment residuals for wetland reclamation.

Supporters described the project as a “waste-to-value” plan to reuse residuals from Toledo’s drinking-water treatment plant and reclaim former excavation pits into wetland parkland. Opponents said the operation already generates dust, truck traffic and other nuisances and questioned long-term protections for neighbors if the properties remain industrial zoning but the reclamation plan fails.

The applicants, led by Ed Moore, managing director of Rocky Ridge Development, and owner Charles Stansley, asked the commission to approve three companion cases seeking IG (general industrial) zoning for parcels including 4004 Angola Road. “We consider this project a clean water initiative,” Moore said, noting a packet of community letters he provided. Stansley described long-term work on drinking-water treatment residuals and said the material can become a “waste of value.” He told the commission the City of Toledo’s water plant produces about 70,000 tons of residual material annually and that a backlog exceeds “well over a million tons.”

Technical witnesses and consultants addressed environmental and operational questions. Alyssa Bell, a geologist with Natural Resources Management, said the team completed permitting work and had submitted testing to regulatory agencies. “We have completed all the requirements for the regulatory agencies, be that Ohio EPA or ODNR, in order to obtain the mining permits,” Bell said. John Hall, a professional engineer retained as a consultant, told commissioners the material is largely calcium-based and “virtually harmless” if managed with appropriate safeguards and buffers. Hall described standard best-management practices, including leaving an unexcavated clay layer to protect the regional aquifer and placing hydric (organic) soils over treated material to promote wetland vegetation.

Applicants also addressed dust and truck traffic. Stansley and Moore said the operation would use watering, calcium chloride and a hired specialty firm, Midwest Industrial, to apply a dust-suppression product. Ted Leslie of Midwest Industrial described a chemical suppressant his company markets and said Rocky Ridge had purchased spray equipment and planned a proactive program to reduce fugitive dust. Commissioners and multiple neighbors, however, raised concerns about existing dust and truck activity. Michael Bridal, a nearby business owner on Marine Road, said the dust “is daily” and described dust settling on vehicles and equipment. “I’m breathing this all the time,” Bridal said.

Other neighbors and speakers described health, groundwater and property-value concerns. Bill Hogue, who said he previously worked on water-treatment projects and landfill operations, urged caution and cited historical examples in which wet wastes caused leachate and landfill operational problems. Several residents said the proposed timeline and assurances were insufficient and pressed for firm, enforceable protections. Rocky Ridge legal counsel Chris Parker said the company would agree to deed restrictions and a conservation easement and described a binding contract to purchase one of the parcels contingent on zoning.

Commissioners pressed applicants on sequencing and controls. Commissioners heard that Rocky Ridge planned to phase work — finishing reclamation on the originally operated parcel before moving to additional parcels — and that the company proposed setbacks and berms (a committed 100-foot setback on one side and a 200-foot setback along Marine Drive). Moore said one parcel’s reclamation would be completed in about three and a half years and that the firm would pilot wetland construction in the northern part of the property during the current season.

After roughly two hours of public testimony and cross-examination, commissioners voted on the three companion rezoning applications. On each case the Plan Commission approved a motion recommending disapproval; the first vote on the primary parcel resulted in a 3–2 recommendation against the requested zone change. The commission’s recommendations will advance to Toledo City Council for final action.

The applicants and many supporters urged the commission to allow the project to proceed, saying the plan implements Ohio EPA’s Beneficial Use program and offers a regional solution for management of water-treatment residuals. Several technical witnesses, including Dr. Chad J. Penn (letter read into the record) and university collaborators, supplied research and supportive letters about beneficial uses of drinking-water treatment residuals for wetland construction and phosphorus capture.

With the commission’s recommendation of disapproval, the matter now moves to City Council, where councilors will receive the Planning Commission’s record and make an independent decision. Rocky Ridge representatives said they would continue outreach and work with regulators and community members.