Zoning › Ohio › Lucas County › Toledo

Toledo, OH Zoning

Hybrid-zoning. 19 districts · 10 overlays · 4 applicable state preemptions.

Overview

Code type
hybrid
Naming convention
conventional_letter_number

Toledo's TMC Part Eleven was a comprehensive rewrite adopted as Ord. 170-04 effective 2004-06-06, replacing the legacy 1928-pattern code. The base district tree is conventional Euclidean (RS12/RS9/RS6, RD, RM12/RM24/RM36, RMH; CN, CO, CM, CS, CR, CD; IL, IG, IP; POS, IC) and uses density-by-min-lot-area-per-DU plus FAR (commercial only) plus height. Layered on top are nine overlay districts including six named corridor UNOs (Monroe, Summit, Main/Starr, Cherry, Warehouse, Uptown) — an unusually dense corridor-overlay system reflecting active redevelopment goals. Form-based discipline appears in -DO (Downtown), -PO (Pedestrian-Oriented), and the corridor UNOs rather than a distinct form-based district tree. Toledo operates under Ohio Home Rule (Ohio Const. Art. XVIII §3) and ORC §713 zoning enabling statute. Lake Erie shoreline + Maumee River floodplain + Swan Creek + CSX/Norfolk Southern rail yards drive overlay context (-MRO Maumee Riverfront Overlay, -MD Marina District, Chapter 1110 Flood Damage Reduction integrated within the zoning code itself).

Worth knowing
  • Zoning code is a comprehensive 2004 rewrite (Ord. 170-04, effective 2004-06-06) replacing the legacy 1928-pattern code — significant for Ohio, where many cities still operate from continuously-amended mid-20th-century ordinances. [confirmed]
  • Six named corridor UNO districts (Monroe, Summit, Main/Starr, Cherry, Warehouse, Uptown) plus a base UNO type — unusually dense corridor-overlay system for a city of Toledo's size, reflecting active corridor redevelopment goals. Each UNO has its own use table and may differ significantly from the underlying base district. [confirmed]
  • Three named historic districts under -HO (Old West End, Vistula, Westmoreland) administered via Certificates of Appropriateness by Historic District Commissions. Demolition requires CoA approval. New construction in -HO automatically receives 50% parking-ratio reduction; rehab/reuse requires no additional parking (§1107.0204). [confirmed]

+ 11 more in Quirks & notes

Districts

res_sf 4res_mf 4com 3ind 3spec 2off 1mu 1cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS12Single-Dwelling Residential RS12res_sf12,000 sf[4]35 ft[5]——3[6]2 per DU (detached/attached/duplex/cluster)[7]35[1] / 7.5[2] / 35[3]
RS9Single-Dwelling Residential RS9res_sf9,000 sf[11]35 ft[12]——4[13]2 per DU[14]30[8] / 6[9] / 30[10]
RS6Single-Dwelling Residential RS6res_sf6,000 sf[18]35 ft[19]——6[20]2 per DU[21]25[15] / 5[16] / 25[17]
RDDuplex Residential RDres_mf6,000 sf[25]35 ft[26]——6[27]2 per DU (duplex/attached)[28]25[22] / 5[23] / 25[24]
RM12Multi-Dwelling Residential RM12res_mf6,000 sf[32]35 ft[33]——10[34]1.5 per DU + 1 per 10 units visitor[35]25[29] / 10[30] / 25[31]
RM24Multi-Dwelling Residential RM24res_mf6,000 sf[39]35 ft[40]——20[41]1.5 per DU + 1 per 10 units visitor[42]25[36] / 5[37] / 25[38]
RM36Multi-Dwelling Residential RM36res_mf6,000 sf[46]50 ft[47]——30[48]1.5 per DU + 1 per 10 units visitor[49]25[43] / 5[44] / 25[45]
RMHManufactured Housing Park RMHres_sf3,600 sf[53]20 ft[54]——10[55]2 per DU[56]25[50] / 10[51] / 12[52]
CNNeighborhood Commercial CNcom6,000 sf[60]35 ft[61]0.85[62]0.75[63]10.37[64]Per Schedule A/B (§1107.0300/§1107.0400) by use[65]20[57] / 0[58] / 0[59]
COOffice Commercial COoff—65 ft[69]0.85[70]2.5[71]24.2[72]Per Schedule A/B/D by use[73]20[66] / 0[67] / 0[68]
CMMixed Commercial-Residential CMmu—120 ft[77]1[78]1[79]62.23[80]Per Schedule A/B/D by use; ground-floor parking restricted within 50 ft of street ROW per §1106.0601[81]0[74] / 0[75] / 0[76]
CSStorefront Commercial CScom—45 ft[85]1[86]3[87]24.2[88]Per Schedule A/B/D by use[89]0[82] / 0[83] / 0[84]
CRRegional Commercial CRcom—65 ft[93]0.85[94]2.5[95]24.2[96]Per Schedule A/B/D by use[97]20[90] / 0[91] / 0[92]
CDDowntown Commercial CDcbd——1[101]12[102]—Exempt from off-street parking provision per §1107.0201[103]0[98] / 0[99] / 0[100]
ILLimited Industrial ILind——0.85[107]——Per Schedule A/C/D by use[108]30[104] / 0[105] / 0[106]
IGGeneral Industrial IGind——1[112]——Per Schedule A/C/D by use[113]30[109] / 0[110] / 0[111]
IPPlanned Business/Industrial Park IPind217,800 sf[117]65 ft[118]0.65[119]——Per Schedule A/C/D by use[120]50[114] / 0[115] / 0[116]
POSParks and Open Space POSspec—35 ft[124]———Per Schedule D by use[125]25[121] / 10[122] / 10[123]
ICInstitutional Campus ICspec—60 ft[126]———Per Schedule D by use; institutional uses governed by Sec. 1107.0700 where applicable[127]— / — / —

Confidence: confirmed partial under review not found

Overlays

-DO
Downtown Overlay District
DT
§1103.0200 · TMC §1103.0200; Appendix A

Downtown Toledo core area, as shown on official map (Appendix A)

scopeDesign standards emphasizing pedestrian orientation; building setbacks replicate existing buildings for consistent edge; no spacing between buildings except mid-block pedestrian passages; façade material and color standards.
major_development_thresholdDevelopment over 25,000 sf must be incorporated into existing urban fabric.
max_front_setback_waiverPlan Commission authorized to waive maximum front setback in -DO to accommodate plazas or other pedestrian amenities (§1106.0102 Note [5]).
-HO
Historic Overlay Districts
HP
§1103.0300 · TMC §1103.0300; §1107.0204; §1112.0100

Three named historic districts: Old West End, Vistula, Westmoreland (mapped in Appendices B, C, D); additional historic landmarks may exist

scopeCertificates of Appropriateness (CoA) required for physical changes and demolitions within historic districts.
review_bodyHistoric District Commissions (§1112.0100).
design_focusPreserving historic architectural character.
parking_reliefNo additional off-street parking or loading required for rehabilitation/reuse of existing structures within locally designated historic districts; new construction parking ratios reduced 50% from otherwise-applicable standards (§1107.0204).
-MRO
Maumee Riverfront Overlay District
ENV
§1103.0400 · TMC §1103.0400; §1111.1400; Appendix E

Properties along Maumee River corridor, as mapped in Appendix E

scopeMaumee Riverfront Review Procedure (§1111.1400); guidelines address visual and physical riverfront access, building massing, setbacks from river edge, compatible design.
-UNO
Urban Neighborhood Overlay Districts
COR
§1103.0500 (base UNO); individual corridors §§1103.0900, 1103.1200, 1103.1300, 1103.1400, 1103.1500, 1103.1600 · TMC §1103.0500; §§1103.0900, 1103.1200, 1103.1300, 1103.1400, 1103.1500, 1103.1600

Six named corridor UNO districts with individual mapped boundaries

named_corridorsMonroe Street Corridor UNO (§1103.0900); Summit Street Corridor Redevelopment UNO (§1103.1200); Main Street / Starr Urban Overlay (§1103.1300, Appendix F); Cherry Street UNO (§1103.1400); Warehouse UNO (§1103.1500); Uptown UNO (§1103.1600)
scopeEach UNO establishes corridor-specific use tables, design standards, and sometimes modified dimensional standards; intent is pedestrian-oriented mixed-use corridor identity.
-PO
Pedestrian-Oriented Overlay District
COR
§1103.0600 · TMC §1103.0600; §1107.0205 (Ord. 247-20)

Designated pedestrian-priority areas as mapped

scopeEnhanced pedestrian standards: build-to lines, ground-floor transparency, active frontage requirements, parking placement restrictions.
non_res_parking_exemptNon-residential uses exempt from off-street parking (§1107.0205A).
res_parking_min1 space per residential unit plus 1 per 10 dwelling units for visitor parking (§1107.0205B).
small_residential_exceptionNo off-street parking required for residential building projects of 10 units or less (§1107.0205C).
max_parking_capMaximum number of parking spaces permitted in -PO is the listed minimum from §1107.0300, 1107.0400, or 1107.0500 (§1107.0205D).
-SO
Shopping Center Sign Control Overlay District
COR
§1103.0700 · TMC §1103.0700

Shopping center sites as designated

scopeSign control for shopping center development.
-MD
Marina District Overlay District
ENV
§1103.0800 · TMC §1103.0800; §1104.1400

Marina areas along waterways

scopeMarina-compatible use regulations and design standards; marinas also addressed in §1104.1400 use-specific standards.
Reynolds Road Sign Overlay
Reynolds Road Sign Overlay District
COR
§1103.1100 · TMC §1103.1100

Reynolds Road corridor as mapped

scopeSign control along Reynolds Road corridor.
-PUD
Planned Unit Development Overlay District
PD
§1103.1000 et seq. (§1103.1007 dimensional standards) · TMC §1103.1000–1103.1010; §1103.1007

Applicant-initiated overlay; any base district

scopeResidential, mixed-use, or commercial development with modified standards.
max_densityCannot exceed what would be permitted under underlying zone using net residential acreage = 80% of gross parcel acreage (unless PUD bonus applies).
lot_setback_requirementsNo minimum lot size, lot width, or building/structure setback requirements except open-space buffer.
building_heightPer underlying zone.
open_space_bufferMinimum 50 ft when PUD residential area abuts commercial or industrial (may be reduced to 30 ft with fencing/screening).
utilitiesMust be buried.
dumpstersMust be screened.
FP
Floodplain (Flood Damage Reduction Regulations)
ENV
Chapter 1110 (integrated within Zoning Code) · TMC Chapter 1110 §§1110.0100, 1110.0205, 1110.0222, 1110.0223, 1110.0224, 1110.0225 (Ord. 368-11; Ord. 22-24)

FEMA SFHA mapped floodplain along Maumee River, Swan Creek, Ottawa River, Lake Erie shoreline, and other identified floodways within City of Toledo limits

fpeFlood Protection Elevation = BFE + 1 ft freeboard (§1110.0222).
freeboard_basisOhio recommended minimum freeboard; exceeds federal NFIP floor of 0 ft for residential.
no_bfe_fallbackIn areas without authoritative BFE, FPE can be historical flood elevations or BFE determined/approved by floodplain administrator.
floodway_definitionChannel + adjacent reserved areas to pass base flood discharge with cumulative water-surface increase ≤ 1 ft (§1110.0223).
structure_definition_consistencyHistoric Structure definition aligns with NFIP (NRHP, certified state district contributor, Ohio Historic Preservation Office inventory, or City of Toledo certified local inventory).

State preemptions

OH-HomeRule-Art.XVIII-§3applies
Qualifying condition
Toledo is a chartered municipal corporation in Ohio. Ohio Constitution Article XVIII §3 grants 'all powers of local self-government' to Ohio municipalities, including broad zoning authority exercised independently of general-assembly micromanagement except where a statewide law is of general (not local) interest and expressly conflicts. Zoning is treated as a core local-self-government power; Toledo's TMC Part Eleven was adopted under this framework via Ord. 170-04 and continuously amended.
OH-ORC§713-Zoning-Enablingapplies
Qualifying condition
ORC §713.06-713.15 is Ohio's municipal zoning enabling statute. §713.07 authorizes a municipal legislative authority to regulate building location, height, bulk, lot occupancy, setbacks, and yard area. §713.11 authorizes Boards of Zoning Appeals. §713.12 prescribes notice-and-hearing procedures for zoning regulations and amendments. §713.13 establishes enforcement authority. Toledo's TMC Part Eleven follows this enabling framework; Plan Commission and Board of Zoning Appeals procedures (TMC Chapters 1111, 1112) implement ORC requirements.
OH-ORC§3735-CRAapplies
Qualifying condition
Ohio CRA program (ORC §§3735.65-3735.70) allows municipalities to designate Community Reinvestment Areas where new construction and remodeling receive real-property tax exemptions. Toledo has active CRAs covering substantial portions of downtown, the Warehouse District, and historic neighborhoods. CRA designations are recorded with the Ohio Department of Development and overlay base zoning as a tax-abatement geography only.
FED-FloodInsurance-44CFR§60applies
Qualifying condition
City of Toledo participates in the National Flood Insurance Program. 44 CFR Part 60 establishes federal minimum floodplain management criteria for participating communities, implemented locally via TMC Chapter 1110 (Flood Damage Reduction Regulations). Toledo's FPE = BFE + 1 ft freeboard (§1110.0222) exceeds the federal minimum (0 ft for residential under 44 CFR §60.3(c)(2)). FEMA FIRM panels for Lucas County govern the SFHA geography along the Maumee River, Ottawa River, Swan Creek, and Lake Erie shoreline.
Non-applicable laws (2)
OH-ADU-StatewideMandatenot_applicable
Qualifying condition
As of April 2026, Ohio has NO statewide accessory dwelling unit preemption law in force. ADUs are regulated entirely at the municipal level under Home Rule. Toledo's TMC does not include a dedicated ADU-by-right framework. ADU bills introduced in the 135th and 136th Ohio General Assemblies have not been enacted into law.
OH-STR-StatewidePreemptionnot_applicable
Qualifying condition
As of April 2026, Ohio has NO statewide statute preempting municipal regulation of short-term rentals. Proposed Ohio SB 104 (136th GA, 2025) and prior similar bills have not been enacted. Cities including Columbus, Cleveland, Cincinnati, and Toledo currently regulate STRs under Home Rule.

Adopted building codes

Statewide

IBC
2021
IRC
2018
NEC
2023
IFC
2021
IECC (Residential)
2018
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Zoning code is a comprehensive 2004 rewrite (Ord. 170-04, effective 2004-06-06) replacing the legacy 1928-pattern code — significant for Ohio, where many cities still operate from continuously-amended mid-20th-century ordinances. [confirmed]
  • Six named corridor UNO districts (Monroe, Summit, Main/Starr, Cherry, Warehouse, Uptown) plus a base UNO type — unusually dense corridor-overlay system for a city of Toledo's size, reflecting active corridor redevelopment goals. Each UNO has its own use table and may differ significantly from the underlying base district. [confirmed]
  • Three named historic districts under -HO (Old West End, Vistula, Westmoreland) administered via Certificates of Appropriateness by Historic District Commissions. Demolition requires CoA approval. New construction in -HO automatically receives 50% parking-ratio reduction; rehab/reuse requires no additional parking (§1107.0204). [confirmed]
  • PUD overlay (§1103.1007) explicitly states no minimum lot size, lot width, or setback requirements except open-space buffer — significant development flexibility. PUD applications bypass base district dimensional standards entirely. [confirmed]
  • CM (§1106.0400) and CD (§1106.0404) multi-dwelling lot-area amenity bonus: 100 sf reduction in min lot area per DU for each of 8 listed amenities (structured parking, ground-floor commercial, second bath, in-unit laundry, brick/stone façade, day care, outdoor green space, public art). 6 amenities → 100 sf/DU min (≥435 DU/ac arithmetic) but capped at 100% over base density. CD requires minimum 2 amenities for any new development. [confirmed]
  • Flood Damage Reduction (Chapter 1110) is a chapter within the Zoning Code rather than a separate ordinance. FPE = BFE + 1 ft freeboard (§1110.0222) — exceeds federal NFIP minimum. Integration enables single-permit floodplain review through the zoning process. [confirmed]
  • CD Downtown Commercial allows unlimited building height, FAR 12 (highest in Toledo), no required setbacks, multi-dwelling has no minimum lot area per unit (subject to all-development site-plan review). All allowed uses are exempt from off-street parking (§1107.0201, Ord. 615-22 passed 2022-11-22). Combination produces the most permissive base envelope in the city. [confirmed]
  • Storefront Commercial (CS) requires additional review procedure (§1111.1500) beyond standard site plan review — unusual for a base commercial district and adds time to CS-zoned projects. [confirmed]
  • Central-City Special Parking District (§1107.0202) covers Census Tracts 16, 21, 22, 23, 27, 28, 29, 30, 34 and 37 — multi-dwelling units created through rehab/conversion of existing structures get a reduced 1 space/DU + 1 per 10 units visitor ratio (vs the 1.5+0.1 Schedule A baseline). Census-tract-defined regulatory geography is unusual for a US zoning code. [confirmed]
  • Surface Parking Lot Ban Districts (§1107.0203): Downtown Core (centerlines of Summit, Jefferson, Erie, Jackson) and Warehouse District (Michigan, Monroe, Washington, 11th, Anthony Wayne Trail, I-75, Swan Creek, Monroe) prohibit any one-level surface parking lots and freeze the size of existing ones. Pairs with the §1107.0205 Pedestrian-Oriented Overlay parking exemptions to push downtown development toward structured/shared parking only. [confirmed]
  • Pedestrian-Oriented Overlay (-PO) caps maximum parking at the listed minimum from Schedule A/B/C — a hard ceiling rare among Ohio zoning codes. Combined with non-residential parking exemption and the ≤10-unit residential exemption, -PO is the most parking-restrictive overlay in Toledo. [confirmed]
  • RM36 (50 ft height) is the only base residential district allowing more than 35 ft. All other RS/RD/RM/RMH residential subdistricts cap at 35 ft (or 20 ft for RMH). [confirmed]
  • IP Planned Business/Industrial Park requires 5-acre minimum site, 65% lot coverage cap, 65 ft height cap, 50 ft front setback, concurrent subdivision plat approval, and an Owner-formed architectural review committee with at least one licensed architect (§1106.0701-0702). Most procedurally heavy base district for industrial uses. [confirmed]
  • Ohio Home Rule (Art. XVIII §3) provides strong insulation from state preemption; as of April 2026 no enacted Ohio statute preempts Toledo's ADU or STR regulation. ADU/STR posture is purely local-discretion. [confirmed]

Formulas

Definitions

min_lot_sf_per_du
Lot area minimum per dwelling unit drives effective density (§1106.0101 R-districts; §1106.0102 C-districts). e.g., RM36 multi-dwelling 1,200 sf/DU → ~36.3 DU/ac gross.
far
FAR (Maximum Floor Area Ratio) is used as a primary intensity control in commercial districts only: CN 0.75, CO 2.5, CM 1.0, CS 3.0, CR 2.5, CD 12.0 (§1106.0102). Residential and industrial districts do not use FAR as a control — height + lot coverage + min-lot-per-DU govern.
du_ac
For RS/RD/RM/RMH districts the §1106.0101 table specifies an explicit Max. Density (DU/ac) figure that applies only to cluster housing (§1104.0500) and Multiple Buildings on Lot (§1106.0300). For single-building / standard development, density is implicit from min-lot-area-per-DU. Values: RS12=3, RS9=4, RS6=6, RD=6, RM12=10, RM24=20, RM36=30, RMH=10.
pud_density
PUD overlay (§1103.1007) caps density at what the underlying zone would permit using net residential acreage = 80% of gross parcel acreage; PUD bonus may apply.
pud_setbacks
PUD overlay has no minimum lot size, lot width, or building/structure setback requirements except open-space buffer (§1103.1007G).
pud_open_space_buffer
Minimum 50 ft open space buffer required when PUD residential area abuts commercial or industrial; may be reduced to 30 ft with fencing/screening.
rs_rd_side_setback_adjacency
In RM12/RM24/RM36 the minimum side setback is increased to 10 ft when abutting an RS or RD district (§1106.0101 Note [6]).
rmh_setbacks
Manufactured housing park: front setback 7 ft where abutting dedicated place (Note [4]); rear setback 25 ft at periphery; no structure permitted in required rear setback (Note [7]).
garage_carport_reduction
Combined side setbacks for attached/detached/duplex houses may be reduced to 10 ft to accommodate an attached garage or carport in RS/RD/RM/RMH (§1106.0101 Note [5]).
cm_cd_amenity_bonus
In CM, minimum lot area per multi-dwelling unit is reduced by 100 sf for each guaranteed amenity from §1106.0402 (8 amenities: structured parking, ground-floor commercial, second bath, in-unit laundry, brick/stone façade, day care, outdoor green/recreation, public art). Bonus capped at 100% over base density. CD requires a minimum of 2 amenities for any new development (§1106.0404).
fpe
Flood Protection Elevation = Base Flood Elevation (BFE) + 1 ft freeboard (§1110.0222). In areas without authoritative BFE, the floodplain administrator may set FPE based on historical flood elevations.
ic_height_taper
In IC, buildings within 150 ft of an abutting Residential, CN or CS district may reach 60 ft if required side and rear setbacks are increased by 1 ft per 1 ft of additional building height above the abutting zone's height limit (§1106.0902).
il_ig_residential_setback_taper
From R-zoned lots, IL/IG side and rear setbacks step up with building height: 0–35 ft = 10 ft side / 25 ft rear; 36+ ft = 10 + 1 ft side per ft above 35 (max 50) and 25 + 1 ft rear per ft above 35 (max 50). Outdoor manufacturing/refuse/recycling = 50 ft from R-zoned lots; outdoor recycling collection / loading / storage = 15 ft from R-zoned lots (§1106.0103 Notes [1][2][3]).

Capacity calculations

rs12_du_ac_implicit
43560 / 12000 = 3.63 DU/ac gross (single-building basis)
rs9_du_ac_implicit
43560 / 9000 = 4.84 DU/ac gross
rs6_du_ac_implicit
43560 / 6000 = 7.26 DU/ac gross
rm12_multi_du_ac_implicit
43560 / 3600 = 12.10 DU/ac gross
rm24_multi_du_ac_implicit
43560 / 1800 = 24.20 DU/ac gross
rm36_multi_du_ac_implicit
43560 / 1200 = 36.30 DU/ac gross
cm_base_du_ac_implicit
43560 / 700 = 62.23 DU/ac gross at base; up to 124.46 DU/ac with 6+ amenities (capped at 100% over base per §1106.0403 Note [1])

Massing explorer

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Sources & references

Primary source
Toledo Municipal Code Part Eleven — Planning and Zoning Code
Consolidated PDF revised through 2024-09-25 (Ord. 479-24, 480-24, 481-24 most recent amendments) · retrieved 2026-04-24
Citations
  1. [1] §1106.0101
  2. [2] §1106.0101
  3. [3] §1106.0101
  4. [4] §1106.0101
  5. [5] §1106.0101
  6. [6] §1106.0101
  7. [7] §1107.0304
  8. [8] §1106.0101
  9. [9] §1106.0101
  10. [10] §1106.0101
  11. [11] §1106.0101
  12. [12] §1106.0101
  13. [13] §1106.0101
  14. [14] §1107.0304
  15. [15] §1106.0101
  16. [16] §1106.0101
  17. [17] §1106.0101
  18. [18] §1106.0101
  19. [19] §1106.0101
  20. [20] §1106.0101
  21. [21] §1107.0304
  22. [22] §1106.0101
  23. [23] §1106.0101
  24. [24] §1106.0101
  25. [25] §1106.0101
  26. [26] §1106.0101
  27. [27] §1106.0101
  28. [28] §1107.0304
  29. [29] §1106.0101
  30. [30] §1106.0101
  31. [31] §1106.0101
  32. [32] §1106.0101
  33. [33] §1106.0101
  34. [34] §1106.0101
  35. [35] §1107.0304
  36. [36] §1106.0101
  37. [37] §1106.0101
  38. [38] §1106.0101
  39. [39] §1106.0101
  40. [40] §1106.0101
  41. [41] §1106.0101
  42. [42] §1107.0304
  43. [43] §1106.0101
  44. [44] §1106.0101
  45. [45] §1106.0101
  46. [46] §1106.0101
  47. [47] §1106.0101
  48. [48] §1106.0101
  49. [49] §1107.0304
  50. [50] §1106.0101
  51. [51] §1106.0101
  52. [52] §1106.0101
  53. [53] §1106.0101
  54. [54] §1106.0101
  55. [55] §1106.0101
  56. [56] §1107.0304
  57. [57] §1106.0102
  58. [58] §1106.0102
  59. [59] §1106.0102
  60. [60] §1106.0102
  61. [61] §1106.0102
  62. [62] §1106.0102
  63. [63] §1106.0102
  64. [64] i§1106.0102
  65. [65] §1107.0304
  66. [66] §1106.0102
  67. [67] §1106.0102
  68. [68] §1106.0102
  69. [69] §1106.0102
  70. [70] §1106.0102
  71. [71] §1106.0102
  72. [72] i§1106.0102
  73. [73] §1107.0304
  74. [74] §1106.0102
  75. [75] §1106.0102
  76. [76] §1106.0102
  77. [77] §1106.0102
  78. [78] §1106.0102
  79. [79] §1106.0102
  80. [80] i§1106.0102
  81. [81] §1106.0601
  82. [82] §1106.0102
  83. [83] §1106.0102
  84. [84] §1106.0102
  85. [85] §1106.0102
  86. [86] §1106.0102
  87. [87] §1106.0102
  88. [88] i§1106.0102
  89. [89] §1107.0304
  90. [90] §1106.0102
  91. [91] §1106.0102
  92. [92] §1106.0102
  93. [93] §1106.0102
  94. [94] §1106.0102
  95. [95] §1106.0102
  96. [96] i§1106.0102
  97. [97] §1107.0304
  98. [98] §1106.0102
  99. [99] §1106.0102
  100. [100] §1106.0102
  101. [101] §1106.0102
  102. [102] §1106.0102
  103. [103] §1107.0201
  104. [104] §1106.0103
  105. [105] §1106.0103
  106. [106] §1106.0103
  107. [107] §1106.0103
  108. [108] §1107.0304
  109. [109] §1106.0103
  110. [110] §1106.0103
  111. [111] §1106.0103
  112. [112] §1106.0103
  113. [113] §1107.0304
  114. [114] §1106.0103
  115. [115] §1106.0103
  116. [116] §1106.0103
  117. [117] §1106.0103
  118. [118] §1106.0103
  119. [119] §1106.0103
  120. [120] §1107.0304
  121. [121] §1106.0802
  122. [122] §1106.0802
  123. [123] §1106.0802
  124. [124] §1106.0801
  125. [125] §1107
  126. [126] §1106.0902
  127. [127] §1107.0700

Research status

Publication gates

primary url presentpassedsource.primary_url = https://cdn.toledo.oh.gov/uploads/documents/Plan-Commission/TMZC/TMZC-2024-09-25.pdf (official Toledo Plan Commission consolidated PDF, revised 2024-09-25). Fallback = https://library.municode.com/oh/toledo/codes/code_of_ordinances (Municode SPA — same content, blocked but canonical reference). Both are official; neither is a third-party aggregator.
no aggregator citedpassedAll citations reference TMC Part Eleven section numbers (§1103.0200 through §1110.0225, §1107.0202-0205, §1107.0304, §1106.0101-1106.0103, §1106.0400-1106.0902, §1111.0800, §1111.1500, §1112.0100), Ohio Revised Code §§713.06-713.15 and §§3735.65-3735.70, Ohio Constitution Art. XVIII §3, and 44 CFR Part 60. No references to Zoneomics, Steadily, SitePlanGuide, SitePlanCreator, Propwire, Zonara, Unzoned, or other zoning aggregators.
confidence tags full formpassedAll confirmed numeric claims carry c§X.XXXX form (e.g., c§1106.0101, c§1106.0102, c§1106.0103, c§1106.0801, c§1106.0802, c§1106.0902, c§1107.0201, c§1107.0304, c§1110.0222). Inferred DU/ac values for commercial districts carry i§1106.0102 with explicit derivation note in the standards block. Partial claims (POS parking, IC parking via §1107.0700) carry p§ tags. Preemption entries cite ORC §§, Ohio Const. Art. XVIII §3, and 44 CFR explicitly.
overlays have parameters trigger confidencepassed10/10 overlays (-DO, -HO, -MRO, -UNO, -PO, -SO, -MD, Reynolds Road Sign, -PUD, FP) each have a non-empty params object (≥1 key; -DO/-HO/-PO/-PUD/FP each have ≥4 keys), an explicit geographic_trigger string, status=confirmed, confidence tag in c§ form, and an in-code citation. Six named UNO corridors enumerated as a sub-array under -UNO.
preempt section city specificpassedstate_preemptions_applicable[] contains 6 per-law entries: Home Rule (Art. XVIII §3), ORC §713 zoning enabling, ORC §3735 CRA, OH-ADU-StatewideMandate (not_applicable — explicitly addressed), OH-STR-StatewidePreemption (not_applicable — explicitly addressed), and Federal NFIP (44 CFR Part 60). Each has Toledo-specific qualifying_condition_checked narrative (TMC §1110.0222 implementation, TMC Chapters 1111/1112 procedural alignment with ORC §713, downtown/Warehouse CRA references, Maumee River/Ottawa River/Swan Creek/Lake Erie SFHA implications). 'Not enacted' Ohio ADU/STR preemptions explicitly addressed rather than silently omitted.

Data quality

83%completeness168 confirmed8 partial6 inferred
Documented gaps
  • Lot coverage for RS/RD/RM/RMH base residential districts — §1106.0101 table does not specify a lot-coverage cap for residential; control is via min-lot-per-DU + setbacks + height [confirmed-absence; not a data gap].
  • POS lot coverage and height not in main intensity table — extracted from §1106.0801-0802 narrative (35 ft / setback-based control).
  • Commercial Schedule B (§1107.0400) detailed per-use parking ratios not extracted in this pass; references in profile point to schedule rather than enumerate. [partial — referenced but not enumerated]
  • Industrial Schedule C (§1107.0500) detailed per-use parking ratios not extracted in this pass. [partial — referenced]
  • Schedule D (§1107.0600) parking-study procedure for institutional/civic/group-living uses not extracted as enumerable values. [partial — referenced]
  • IC Institutional Master Plan and Special Use review process steps (§1111.1200, §1111.1300, §1111.1304E) not enumerated in this profile. [partial]
  • UNO corridor-specific use tables and dimensional modifications (per individual corridor in §§1103.0900, 1103.1200, 1103.1300, 1103.1400, 1103.1500, 1103.1600) not enumerated in this profile. [unresolved-deferred]
  • Maumee Riverfront Review Procedure (§1111.1400) detailed criteria not enumerated. [partial]
  • Sign Overlay (-SO, Reynolds Road) detailed sign limits not enumerated. [partial]
  • Marina District (-MD) use-specific standards (§1104.1400) not enumerated. [partial]
  • Floodway elevation enforcement details, substantial-improvement threshold, and §1110.0300+ procedural sections not enumerated; profile captures FPE definition and freeboard only. [partial]
  • Pedestrian-Oriented Overlay (-PO) build-to and transparency standards not extracted (only parking provisions in §1107.0205 extracted). [partial]
  • Toledo's TMC Chapter 1108 (Landscape Standards) not extracted; referenced in §1106.0701 (IP), §1107.0206 (-PO). [unresolved-deferred]
  • TMC Chapter 1109 (Sign Regulations) not extracted; referenced for sign overlays. [unresolved-deferred]
  • Use Table §1104.0100 not transcribed; profile establishes district envelope but not full use-by-use permitted/conditional matrix. [unresolved-deferred]

Known issues

data:use-table-pendingdata:uno-corridor-tables-pendingdata:landscape-sign-chapter-pending

Verification

last_verified_at2026-04-24T00:00:00Z
verifier_specialistv2-upgrade-single-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked203
atomic_claims_passed174
atomic_claims_failed0
atomic_claims_under_review29
failed_claims
under_review_claimsPer-corridor UNO use-table and dimensional modifications — deferred to UNO-specific extraction pass.; Schedule B/C/D detailed parking ratios — deferred to commercial/industrial parking extraction pass.; Use Table §1104.0100 use-by-use permitted/conditional/special matrix — deferred.; Chapter 1108 landscape standards and Chapter 1109 sign regulations — deferred.; Floodplain procedural sections beyond §1110.0222 (substantial improvement threshold, floodway controls, post-FIRM construction) — deferred.

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