Clayton BZA upholds revocation of Greenacre Labs— zoning certificate for Taywood Road property

The Clayton Board of Zoning Appeals voted 4-0 on Sept. 2, 2025 to uphold the City of Clayton—s revocation of zoning certificate number 2024230 for the property at 6080 Taywood Road, ordering the administrative appeal denied and instructing the city to issue a written decision within 30 days.

City witnesses told the board they had documentation and on-site observations suggesting the Taywood location was being used for more than the indoor boarding use approved in the July 25, 2024 zoning certificate. Ellen Snyder, Clayton—s zoning and GIS manager, said the revocation notice (dated May 8, 2025) was issued after staff received information indicating "false statements and/or misrepresentations" on the original application, including website screenshots and a whiteboard in interior photos that matched names on breeder listings. "You are hereby notified that zoning certificate number 2024230 is hereby revoked," Snyder testified reading the revocation language presented in the packet.

Police testimony described animals and conditions observed at the site. Officer Christopher Godwin said a March 19 welfare check found four to five kennels in the front room, "each one had an adult dog and then several puppies inside each one," and that he turned the matter over to the appropriate city staff. Lieutenant Paul Nabel said his March 21 visit and body-camera recording showed nursing dogs and numerous animals, including a front room with two nursing dogs and 14 puppies and an estimated 40 dogs in the back room; he also said he served dangerous-dog paperwork in connection with a separate bite complaint. Nabel testified the body-camera video was partially obstructed, but that the audio captured conversation and activity inside the facility.

The applicant, Sandy Green of Greenacre Labs LLC (doing business as Swaddled Dog House / Spoiled Dog House), disputed claims that breeding was occurring at the Taywood address and said much of her breeding work occurs off-site at her home or veterinary locations. "They are all my dogs," Green said, disputing one officer—s higher estimate; she testified she holds a kennel license "for 50 dogs or less" and that she had taken steps such as fencing and repairs after prior escapes. Green acknowledged providing site sketches and discussing possible kennels/yard areas during the original application but said she did not intend the Taywood site to be a high-volume breeding location.

Board members pressed on operational controls: how many dogs the site typically holds, whether there is an operations manual, whether puppies were born on-site or merely reared there, and how the facility would control escapes and barking. Snyder told the board the site plan had 19 indoor kennels and that greenhouse areas were considered ancillary outdoor runs, not indoor kennel space. The board and staff discussed licensing thresholds and said breeders with six or more intact females selling more than 40 puppies per year must register with the Ohio Department of Agriculture and Montgomery County auditing/ licensing requirements may apply.

After public comment was opened (no speakers) the board deliberated publicly. Members acknowledged some semantic differences about the meaning of "breeding," but focused on whether the zoning administrator had sufficient evidence showing misrepresentation of the approved use when the certificate was issued. The board ultimately voted to uphold the revocation. By roll call the recorded vote was Mr. McGinnis — Yes; Miss Cogwell — Yes; Mr. Madewell — Yes; Mr. Greer — Yes (4-0). The presiding officer urged Green to continue working with city staff on corrections and compliance.

The Board—s written decision will be issued within 30 days, at which point the record will state in full whether any further conditions, required permits, or appeals are available and the timeline for those next steps.