On the agenda: Piqua City Commission Meeting — Data Center (Oct 20)

PIQUA CITY COMMISSION REGULAR MEETING W/ EXECUTIVE SESSION
TUESDAY, OCTOBER 20, 2026
5:30 PM
COMMISSION CHAMBER - 2ND FLOOR
201 WEST WATER STREET
PIQUA, OHIO 45356
CALL TO ORDER
THE PLEDGE OF ALLEGIANCE
ROLL CALL
ADJOURNMENT TO EXECUTIVE SESSION
1)

To consider the appointment, employment, dismissal, discipline or compensation of the
City Manager or City Clerk;

ROLL CALL
EXECUTIVE SESSION

ADJOURNMENT FROM EXECUTIVE SESSION
ROLL CALL
MOTION TO APPROVE BUSINESS AGENDA
1)

Rules of Conduct

APPROVAL OF THE MINUTES
1)

Approval of Minutes from October 6, 2026
Approval of the Minutes from the October 6, 2026, Regular City Commission Meeting

NEW BUSINESS
1)

Resolution No. R-111-26
A Resolution Authorizing A Purchase Order To Champion Landscape Supply For The
Purchase Of Roadsalt For Public Works

2)

Resolution No. R-112-26
A Resolution Authorizing a Purchase Order to Calgon Carbon Corporation, for the
replacement of Granular Activated Carbon media at the Water Treatment Plant

3)

Resolution No. R-113-26
A Resolution Authorizing a Purchase Order To Cummins Sale and Service, Inc. for the
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repair of the River Pump Station Generator.
4)

Resolution No. R-114-26
A Resolution authorizing purchase orders to PVS Nolwood, Hawkins Inc., Greer Lime
Company, Chemical Services, Inc., and Lefeld Welding Supplies for the 2027 purchase of
various Water Treatment Chemicals

5)

Resolution No. R-115-26
A resolution to rezone 1529 South Street Parcel N44-092500 from PK - Parks to RE-6 Residential Estate-6

6)

Resolution No. R-116-26
A resolution to adopt a zoning map amendment from T-NX – Traditional Neighborhood
Mixed-Use to T-GX – Traditional General Mixed-Use on Parcel N44-003800.

7)

Resolution No. R-117-26
A resolution to adopt a zoning map amendment for parcels N44-003830 and N44003820, from T-NX – Traditional Neighborhood Mixed-Use to T-GX – Traditional General
Mixed-Use.

CITY MANAGER'S REPORT
COMMISSIONERS COMMENTS
ADJOURNMENT
NON-AGENDA PUBLIC COMMENT
(This is an opportunity for citizens to address the City Commission on Non-agenda items after the
adjournment of the Business Agenda. Comments will be limited to seven (7) minutes.)

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PROCEDURAL RULES AND RULES OF CONDUCT FOR CITY
COMMISSION MEETINGS
BUSINESS AGENDA
1. Commission meetings shall be called to order by the mayor or presiding officer of the
meeting. The clerk shall call the roll of the Commissioners.
2. The mayor or presiding officer shall thereafter lead the Commission in the Pledge of
Allegiance.
3. Upon roll call being completed, the Business Meeting of the Commission shall commence.
4. The Commission shall, if necessary, add or remove items to the Business Agenda and
approve the agenda once it is established.
5. After approval of the agenda, the Commission shall vote on approval of the minutes of
prior meetings.
6. After the establishment of the agenda, the Commission shall permit public comment by
the citizens of Piqua as required by Section 4 of the Piqua Charter on any approved agenda
item. Any person providing public comment shall provide his or her name and street
address prior to making any comments.
7. Any non-citizen may also participate in public comment if an ordinance or resolution
made part of the agenda affects his or her business located within the city of Piqua or
utility service they receive within the city of Piqua. Any non-citizen shall state his or her
name and either what business he or she operates that is being affected by an ordinance
or resolution, or what property address inside the city limits that he or she is receiving
utility service.
8. Any person providing public comment may speak once for up to a total of five minutes on
each resolution and ordinance made part of the agenda. No person shall be permitted to
comment twice on an agenda item.
9. Once public comment is completed, the Commission shall immediately begin debate and
deliberate on each agenda item. No public comments from the public shall be permitted
during the debate and/or deliberation of ordinances and resolutions by the commission.

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10. After deliberation on ordinances and resolutions, votes on ordinances shall be recorded
by roll call and votes on resolutions may be recorded by voice vote; if a commissioner
wishes to have a roll call vote on a resolution, any commissioner may request the clerk to
call the roll to record the vote. The Clerk of Commission shall record the vote tally for each
ordinance and resolution.
11. During the Business Agenda, only city employees including department heads and guests
of department heads to discuss matters affecting the city, the Piqua Chamber Director,
the Main Street Piqua Director, may make presentations during the Business Agenda part
of the meeting.
12. At the completion of the Business Agenda, the mayor may or may not permit
commissioners to address the community for the good of the city. Afterwards, the
commissioners shall call the business meeting of the commission to a close and city staff
may be excused.

NON-AGENDA PUBLIC COMMENT
13. Non-agenda public comment sessions may, upon the discretion of the Commission,
commence after the regular business meeting of the commission adjourns.
14. Any non-agenda public comment shall not begin after 9 p.m. and shall not continue after
9 p.m.
15. Comments by the public shall be addressed to the Commission and mayor and shall be
limited to a seven-minute period per person. Under no circumstances should the
Commission or mayor interrupt any person’s seven-minute time period unless the
individual violates the Rules of Conduct or the individual commenting requests interactive
dialogue. I f a Commission member or the mayor comment during an individual’s
allotted time, the time taken for any comment by Commission members or the mayor
shall not be deducted from the individual’s allotted seven minutes so that they receive
their full allotted time to speak. No person may speak more than one time during any
non-agenda public comment session.
16. All comments shall be related to city business or activities.
17. The Clerk of Commission shall not be under any obligation to keep minutes of the nonagenda public comment session.

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18. Public comment time shall be only afforded to persons who live within the City of Piqua
city limits, Springcreek Township, Washington Township and/or Miami County or own
property within the city or own a business within the city limits.
19. Any person providing public comment shall provide his or her name and street address
prior to making any comments.
20. Any individual attending the Non-Agenda Public Comment period of the City
Commission meeting may have signs that do not exceed 8 ½ x 11 in size. Such signs shall
not be displayed in a way that obstructs the view of any other individual attending the
meeting or any camera recording the meeting.

RULES OF CONDUCT
Recognizing that the city has a compelling and significant interest in conducting its meetings
in an efficient manner, the following Rules of Conduct shall be enforced during the
Commission Business Meeting and the Non-Agenda Public Comment session:
1. Obscene comments, physically threatening remarks, and disruptive conduct are
prohibited;
2. Profanity that is disruptive is prohibited;
3. Racist and hate-filled epithets are prohibited;
4. Loud and boisterous conduct or comments are prohibited;
5. Cheering, jeering or clapping, unless for ceremonial purposes as determined by the
mayor, are prohibited;
6. Noisemakers are prohibited;
7. All persons shall remain seated during commission meetings unless they are leaving the
Commission Chambers or are addressing the Commission from the podium;
8. Any person desiring to make a public comment shall complete a public comment
request card provided by the Clerk of Commission and shall deposit the card in the
public comment request box. The box will be monitored throughout public comment

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sessions and cards will be given to the mayor or presiding officer by the commission’s
designee during public comment sessions;
9. The mayor shall call the persons requesting to make public comment during the
appropriate public comment periods;
10. When called by the mayor to address the Commission, the individual called shall address
the Commission from the commission podium unless the person so called has a medical
condition that prevents the individual from doing so; in such case, the mayor will make
every attempt to accommodate the individual so his or her comments are heard by the
public;
11. If during the non-agenda public comment session, the public comment cards have not
all been called prior to the end of the meeting, the individuals not called will be placed
at the top of the list for presenting comments at the next scheduled meeting;
12. If during the non-agenda public comment session, the public comment cards have been
exhausted and the meeting has not been concluded, individuals who have not spoken
may request to do so until the conclusion of the meeting.

Any individual violating a commission rule shall be warned by the mayor or presiding officer of
the violation, and if such individual does not cease the activity so warned, he or she shall be
asked to leave city hall. If an individual refuses to comply with the mayor or presiding
officer’s directive to leave city hall, the individual may be charged criminally for his or her
conduct.

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PIQUA CITY COMMISSION REGULAR MEETING MINUTES
TUESDAY, OCTOBER 6, 2026
CALL TO ORDER
The meeting was called to order at 5:00 pm.
THE PLEDGE OF ALLEGIANCE

ROLL CALL
Roll was called and all commissioners were present.
MOTION TO APPROVE BUSINESS AGENDA
Commissioner Simmons made a motion to untable Resolution No. R-101-26. Seconded by
Commissioner Wead. Finance Director Darren Meredith requested to have the resolution
withdrawn at this time while the Finance Department review the questions presented previously by
the commission and members of the public. Commissioner Walker made a motion to withdraw
Resolution No. R-101-26. Seconded by Commissioner Wead. Commissioner Simmons and Mayor
Vetter voted in favor of withdrawing the resolution. Commissioner DeBrosse voted against. The
motion carried.
Commissioner Walker made a motion to approve the Business Agenda as amended. Seconded by
Commissioner Simmons. All in favor. Motion carried.
1)

Rules of Conduct

PRESENTATIONS

Proclamation designating September 25, 2026, as Dolly Parton Day in the City of Piqua
Mayor Vetter read a Proclamation to honor the late Dolly Parton and her Imagination Library.
Mayor Vetter proclaimed September 25, 2026, Dolly Parton Day. A representative from the Piqua
Library was present to receive the proclamation.

Brad Billet from Clark Schaefer Hackett CPA firm will do a presentation on the 2025 Annual
Comprehensive Financial Report for the fiscal year ended December 31, 2025.
Brad Billet from Clark Schaefer Hackett CPA firm made a presentation on the annual
comprehensive financial report for the year ending December 31st, 2025. Mr. Billet presented three
different reports. One is the financial statement, one is the management letter and one is the letter
to those charged with governance. Mr. Billet then broke it down into two pieces. One, the financial
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statement opinion, where Clark Schaefer Hackett are providing reasonable assurance that the
financial statements are free from material misstatements. It's not an absolute assurance as they
do not look at 100% of the transactions of the city. Another one of their responsibilities is to assess
the accounting principles used by the city as well as the overall financial statement presentation of
the city. Their responsibility under government auditing standards is to obtain an understanding of
internal controls but unique and different from the audit opinion. Mr. Billet said the summary of
the reports that were issued for the financial statement opinion related to the audit were that we
had an unmodified opinion, the best opinion you can get as a financial statement audit. The second
report, the report on internal controls, is our government auditing standards report. We did have
one significant control deficiency. During 2025, it was determined that the Piqua Improvement
Corporation had significant enough activity to be reported along with the city's financial
statements. The CPA's had to audit both the city and the PIC. Commissioner DeBrosse asked what
triggered this? Mr. Billet explained a building that had been classified as a capital asset and should
have been a fixed asset. It has since been corrected. This is believed to be an isolated incident. The
next part were management letter comments. They are recommending that the city get updated
appropriation resolutions and updated certificates when necessary to be compliant with the Ohio
Revised Code. The next item is timely deposits.ORC requires timely deposits the next business day
or within 3 days. We had one instance where that was not the case. So, therefore, it ended up in a
management letter comment. The full report is available on the city website.
APPROVAL OF THE MINUTES

1)

Approval of Minutes from September 15, 2026 City Commission Meeting
Approval of the Minutes from the September 15, 2026, Regular City Commission Meeting

Commissioner Simmons made a motion to approve the minutes from the September 15, 2026, City
Commission Meeting. Seconded by Commissioner Walker. All in favor. Motion carried.
2)

Approval of Minutes from September 29, 2026, Executive Session
Approval of the minutes from the September 29, 2026, Executive Session

Commissioner DeBrosse made a motion to approve the minutes from the September 29, 2026,
Executive Session. Seconded by Commissioner Walker. All in favor. Motion carried.
OLD BUSINESS

1)

Ordinance No. O-12-26 (Third Reading)
An Ordinance amending Chapter 33.03 Section (A) Holidays and Personal Days of the
Piqua Code

Presented by Catherine Bogan. There were no changes from the second reading. There were no
questions or comments from the public or the commission. Commissioner Walker made a motion
to approve. Seconded by Commissioner Simmons. All in favor. Roll was called. Motion carried.
2)

Ordinance No. O-13-26 (Second Reading)
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An ordinance to submit a Petition for Submission of Proposed Amendment to add a new
Charter Section 138 under the existing Miscellaneous Provisions, to read as follows:
Section 138 Data Centers and Cryptocurrency Mining
Presented by Law Director, Jessica Stiltner. Pursuant to the Piqua City Charter section 135, the
petition shall be submitted to the city commission for placement in an election not less than 60
days or more than 120 days after passage of the ordinance to be determined by the commission.
As noted with the previous charter amendments, the commission does not have the authority to
review the substance of the proposed amendment. There are two other ordinances tonight that
the commission will consider for election placements. If the commission wants to condense these
items into one election, it is possible to select one election date for all of the items on tonight's
agenda. If the commission was considering waving the additional third reading of this ordinance
now that we have received the other two matters back from the board of elections, 60 to 120 days
from tonight would be December 5, 2026 to February 3, 2027. When speaking with the board of
elections, they requested either the first or second Tuesday in February for a special election date.
Those dates would be February 2nd or February 9th. The commission is not bound by the request
and the board of elections made that very clear, but that was just a request of theirs. If the
commission wants to select one of these dates as suggested by the board of elections, February
2nd of 2027, falls within 60 to 120 days of tonight's meeting. Commission will need to amend this
ordinance to select the election date, which is currently blank in the ordinance. And if the
commission wanted to wave the three-reading rule, that would require an affirmative vote of four
commissioners.
Alisha Lange believes not all money is good money. Made a connection between Les Wexner and
Jeffrey Epstein again.
Jonathan Wessel asks: Is this amendment good policy? Does this belong in our charter? Mr. Wessel
thinks the text of this Amendment is too restrictive. He has asked anyone with questions to reach
out. He is glad to further discuss as he has with the author of the amendment before the petition
was circulated. Mr. Wessel feels our charter should define how our government is formed, how it
should operate. Restrictions like this, even if you support them, belong in our development code
and not in the city charter.
Richard Price was called but waived.
Kim Heisler said the people have spoken. They are not against growth but they are against
irresponsible growth. There are too many unknowns. Has anyone even read the contract? There
are no environmental studies. Commissioner Wead asked Ms. Heisler to look at the page on the
website and if she still had questions to contact him. She said she has found it unhelpful.
Commissioner Walker asked Chief Byron if the 8 million was a one-time payment. Mr. Byron
confirmed that is true.
Commissioner DeBrosse asked Law Director Stiltner about the February 2, 2027, date to set the
"Special Election". Commissioner DeBrosse made a motion to amend the Ordinance. Commissioner
Walker seconded. All in favor assigning the election date as February 2, 2027. DeBrosse made a
motion to waive the third reading. Seconded by Commissioner Simmons. All in favor on roll call.
Commissioner DeBrosse made a motion to approve. Seconded by Commissioner Simmons. All in
favor on roll call.
3)

Resolution No. R-101-26 (Tabled)
A Resolution authorizing the City Manager to enter into an agreement with Online
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Information Services, Inc. for Utility Billing Collections
This resolution was withdrawn during approval of the Business Agenda.
4)

Resolution No. R-105-26
A Resolution Appointing Eight Citizens to the Charter Review Committee

Commissioner Simmons voted to untable. Seconded by Commissioner Wead. All in favor.
Presented by Law Director Jessica Stiltner, who read her report, each commissioner will select a
representative from their ward and then there will be three at-large committee members chosen
by the commission. As part of this resolution, there are eight blank lines. It would be Ms. Stiltners
suggestion that the commission go line by line to name and discuss their selections, starting with
ward one, continuing to ward five and then going on to the three at large members. There is
currently one member of the last committee with an unexpired term who has chosen to remain on
the committee, which is reflected in the resolution.
Alex Hessler asked if Mayor Vetter had a choice. Mayor Vetter confirmed he does have a candidate.
Alisha Lange spoke only to say Dr. Kimbe Lange would make an excellent addition to the
committee.
John Goings asked to be selected at-large. He believes the City of Piqua deserves a government
they can trust. He believes the purpose of this committee is to identify outdated rules and
transparency should be part of the conversation.
Kim Heisler asked about Jeff Grimes getting his application turned in. Commissioner Simmons
stated he was not required to turn in an application.
Mayor Vetter nominated Chuck Hoke. Commissioner Wead asked for clarification about the vote. If,
for instance, he did not approve of Mayor Vetter's choice, what happens then? Attorney Stiltner
answered that if a candidate were not selected, he would then have to make another selection.
There were no other candidates from Ward 1 that applied as part of the application process and
each ward has to have a candidate for the committee to go forward. Commissioner DeBrosse
asked for clarification about voting practice as he did not intend to object to any of his fellow
commissioner's appointees. Could they each name their appointees and just do one amendment?
Attorney Stiltner said they could go line by line naming their nominees by ward, starting with the
nominee for Ward 1 and continuing to ward 5, they could then choose to discuss or move on to the
next. Commissioner DeBrosse made a motion to amend Chuck Hoke for Ward 1, Jeff Grimes for
Ward 2, Jeff Pedro for Ward 3, Sabastain Karabinis for Ward 4 and Jonathan Wessel for Ward 5.
Seconded by Commissioner Simmons. All in favor. Motion carried. Commissioner Simmons made a
motion to approve Stu Shear, Kimbe Lange and Johnathan Goings as the three at-large members.
Seconded by Commissioner Wead. Commissioners Simmons, Walker and Wead voted in favor.
Mayor Vetter and Commissioner DeBrosse voted against on roll call. Motion carried. Lastly,
Commissioner Simmons made a motion to approve the resolution. Seconded by Commissioner
Wead. All in favor. Motion carried.
NEW BUSINESS

1)

Ordinance No. O-17-26 (First Reading)
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An ordinance providing for the Appropriation and Authorization of expenditures for the
Conduct of Municipal Elections.
Presented by Darren Meredith. This is for the cost of the special elections. This will need to be
passed as an emergency as the cost of the special election ballot will be due in October.
Commissioner DeBrosse asked if this was just for the November special election. Mr. Meredith
clarified that is accurate. Commissioner Simmons made a motion to waive the 3 readings.
Seconded by Commissioner Wead. All in favor. Motion carried. Commissioner Walker made a
motion to approve the ordinance. Seconded by Commissioner Simmons. Roll called. All in favor.
Motion carried.
2)

Ordinance No. O-18-26 (First Reading)
An ordinance to submit a Petition for Submission of Proposed Amendment to Charter
Section 120, to be known as the Piqua Recall Modernization Act, to exclusively defer all
municipal recall procedures, timelines, thresholds and requirements to the General Laws
of the State of Ohio under ORC. 705.92.

Presented by Law Director Jessica Stiltner. This ordinance is to submit a proposed charter
amendment to the electors. The Miami County Board of Elections has verified 367 signatures.
Pursuant to the Piqua City Charter section 135, the petition shall be submitted to the commission
for placement in election not less than 60 or more than 120 days after passage of the ordinance to
be determined by the commission. As noted with the previous charter amendments, the
commission does not have the authority to review the substance of the proposed amendment. As
indicated earlier this evening, if the commission wants to condense the ordinances tonight into one
election, it is possible to select one election date for all three matters on tonight's agenda. If the
commission considers waving the three-reading rule for this ordinance tonight, 60 to 120 days
from tonight, it would be December 5th of 2026 to February 3rd of 2027. Again, the same request
by the board of elections February 2nd or February 9th. The Commission earlier tonight selected
February 2nd for the earlier ordinance regarding a placement in an election. The commission will
need to amend this ordinance to select the election date which is currently blank in the ordinance
and, if the commission wants to wave the three-reading rule, that would require an affirmative vote
of four commissioners.
Jonathan Wessel does like the idea of this charter amendment. I think that when we can align
things like deadlines and requirements with statutory cities, it helps the citizens understand how
they can participate in their democracy. However, simply referencing the Ohio Revised Code as
opposed to copying and pasting the requirements does open us up as a charter city. If the state
were to change the rules, our rules would change. So, it kind of defeats the purpose of being a
charter city. Mr. Wessel, does not think this one's a fantastic idea. He also thinks we could line these
up with upcoming elections, whether they're primary or general elections, to avoid the special
election cost of getting these done.
Commissioner Simmons made the motion to select February 2, 2027, as the election date.
Seconded by Commissioner DeBrosse.
Commissioner Simmons made the motion to waive the three readings. Seconded by Commissioner
DeBrosse. All in favor on roll call.
Commissioner DeBrosse made a motion to approve the ordinance as amended. Seconded by
Commissioner Simmons. All in favor on roll call.
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3)

Ordinance No. O-19-26 (First Reading)
An Ordinance providing for the reconsideration of Ordinance No. O-7-26 pursuant to
Section 22 of the Piqua City Charter, and providing for its submission to the electors if not
repealed

Presented by Law Director Jessica Stiltner. On September 14th of 2026, the clerk received a petition
to repeal ordinance No. O-7-26 passed by the commission on August 18th of 2026 by a vote of 4
to1. The petition was received by the commission clerk with 876 signatures verified by the board of
elections. If the city commission does not vote to repeal Ordinance No. O-7-26, the ordinance shall
be submitted to the electors of the city of Piqua at the next municipal election held not less than 30
days after the final vote of the commission. The election date would be if the commission did not
select a special election date, November 2, 2027. However, it can vote to set a special election date.
The special election has to be not less than 30 days and can be held up to the next municipal
election date. So, it is possible for the commission to select February 2, 2027, as a special election
date for this ordinance if they choose to by an affirmative vote of four commissioners. This
ordinance was written, so the commission considers the final question of shall the ordinance set
forth in the referendum petition be repealed. If the commission issues its final vote tonight and
says yes, the ordinance repeals Ordinance No. O-7-26. If not, it is automatically set on the next
municipal election date of November 2, 2027, unless the commission amends the ordinance to set
a special election date again by an affirmative vote of four commissioners. If you wanted to have
the final vote this evening, you would again have to wave the three-reading rule.
Alisha Lange said the data center would consume roughly 21x the power the city currently uses.
Why is this a terrible deal? What does the city get? One million dollars. We would be handing the
biggest customer in the city's history over to the state. There have been hours of questions but very
few answers.
Kim Heisler a recap and quoted Scott Phillips that this is a "bad faith deal." A bad faith deal is when
there's one side that pretends to negotiate fairly but secretly acting in a way that harms, misleads,
or takes advantage of the other side. It's not necessarily about the words in the contract. It's about
the intent behind the actions. The city signed off on its rights. It did not have the right to give away.
Bad faith in government equals betraying public trust. There is no advantage or financial gain for
the city.
Richard Price went back to the zoning change on Hardin Rd. The deal with AES was a terrible deal
for him. His house is 10 feet from the property line. Now he has a substation to the right and a
substation in front of his house. He couldn't get anyone from AES to talk to him. Their trash is in his
yard. There is paint on his grass. They are putting up a chain-link fence and there is nothing he can
do about it. There are always lights on. There is always a noise. Just look at what this deal will mean
in 30 years.
Commissioner Simmons started off with a story. November 19, 1986, was the last night he ever
took a drink. He got behind the wheel of a car. A police officer for two years. He thought his life was
over. Then he found out there were second chances. There have been people at the microphone
begging the commission not to pass O-7-26. Commissioner Simmons implored his fellow
commissioners to repeal this ordinance. There was no second. Law Director Jessica Stiltner then let
the Commission know that they had to vote on the question of “Shall the ordinance or part of the
ordinance set forth in the referendum petition be repealed?” Commissioner Simmons again made
a motion to repeal Ordinance No. O-7-26 and approve Ordinance O-19-26. Mayor Vetter verified
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that he was only asking for the Ordinance O-7-26 to be repealed and then asked for support for
that motion. Commissioner Debrosse asked if the Commission had to vote on the matter. Law
Director Stiltner indicated that the Commission had to vote on the question. Commissioner
Debrosse seconded the motion. Then the election date of February 2, 2027, was made by
Commissioner DeBrosse. Commissioner Walker wanted to clarify what voting yes would mean. Law
Director Stiltner indicated that a vote of yes would repeal Ordinance O-7-26. This was not the final
vote on the ordinance; this was merely a vote on the question of ‘shall the ordinance or part of the
ordinance set forth in the referendum be repealed’ and this was the only question being
considered by Commission at this moment. Commissioner Simmons voted yes, Mayor Vetter and
Commissioners Walker, Wead, and Debrose voted no. Commissioner Wead specifically
commented before his vote that he would leave it up to the people. Mayor Vetter then
acknowledged that the Ordinance continued and asked if they needed to set a date for the
election. Law Director Stiltner clarified that, according to the Charter, the date is automatically
November 2, 2027, unless an affirmative vote of four commissioners votes for a special election
date, which has to be more than 30 days, so the Commission does have the ability to set the
election for February 2, 2027. Commissioner Debrosse moved that we amend O-19-27 to add the
referendum to the February 2, 2027, special election. Seconded by Commissioner Walker. All
Commissioners approved the amendment. Law Director Stiltner indicated that the Commission
needed to take a final vote on the Ordinance, which would mean that Ordinance O-7-26 is not
being repealed and that a special election is being set for February 2, 2027. A motion to approve
Ordinance No. O-19-26 as amended was made by Commissioner DeBrosse. Seconded by
Commissioner Walker. Commissioner Simmons voted nay on roll call as he felt we should kill it
now. Mayor Vetter, Commissioners Walker, Wead, and Debrosse voted yes with Commissioner
Wead again indicating that he was leaving it to the people.
After the vote, Ms. Heisler asked for clarification about whether this stops the process.
Commissioner DeBrosse answered that his understanding was that once the petition to repeal the
ordinance was received and the signatures validated, it paused and cannot go into effect until the
electors are able to vote. Law Director, Stiltner, answered that it is correct, and it is noted in the
Staff report as well that Ordinance No. O-7-26 is suspended until it is approved or rejected by the
voters.
4)

Resolution No. R-108-26
A resolution to approve the application for a new liquor permit to be issued to Thai 9
Store 2 LLC, located at 110 W High St., Piqua, OH 45356

Presented by Law Director Jessica Stiltner. This is an application for the issuance of a new liquor
permit for TAI 9 store 2 LLC. This does not approve the liquor permit. This is just to see whether the
commission has an objection to the issuance of the permit. Alisha Lange wanted to ask if they
would be utilizing the basement. Commissioner Wead answered that they would not be using the
basement. There was an exchange between Ms. Lange and Commissioner Wead as to the level of
mold and radon that had been discovered while monitoring the building. Commissioner Wead had
read the reports, and they came back at acceptable levels. Ms. Lange disputes that claim.
Kim Heisler asked if this was a new permit. Ms. Stiltner answered that they applied for a
revitalization permit. Commissioner Wead clarified that this again is just to say we do not have a
problem with this business having a liquor permit.
Commissioner Walker made a motion to approve. Seconded by Commissioner Wead. All in favor,
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Motion carried.
5)

Resolution No. R-109-26
A resolution awarding a contract to Barrett Paving Materials Inc. for the Washington Road
Improvements Project

Presented by Chad Henry. Three bids were received for the Washington Road Improvements
Project. This project consists of making improvements to four locations along Washington Road
and Farrington Road. These include the installation of a traffic signal at Bausman Road and
Washington Road intersection. The addition of turn lanes on Washington Road, radi improvements
at Washington Road and Farrington Road, and drive entrance installations. We budgeted 1.125
million for the project. Um, the winning bid came in at $529,223 to Barrett Paving and we wish to
award that.
Kim Heisler asked if this was related to the data center project? Are these escrow accounts and subaccounts crossed or kept separate? This will be reimbursed to the escrow account. It is Mr. Henry's
understanding it only goes into the escrow account and is used to pay those expenses.
Commissioner DeBrosse made a motion to approve. Seconded by Commissioner Walker. All in
favor. Motion carried.
6)

Resolution No. R-110-26
A resolution authorizing a purchase order to Utility Truck Equipment, Inc. for the
purchase of a 40' Versalift bucket truck for the Power System

Presented by RJ Monnier. To replace utility truck equipment and for the purchase of a 40ft Versalift
bucket truck. This was an expected expenditure to replace a vehicle with 121,000 miles on it. The
city has an existing business relationship with this vendor. RJ did note that there was a change to
the purchase order based on the previous purchase. He had underestimated it, but there was
enough left in his fund to accommodate this discrepancy. It would come from his Systems Capital
account. The current truck will be taken out of service and sold on Gov.deals once the replacement
is delivered. There were no questions or comments from the public or the commission.
Commissioner Wead made a motion to approve. Seconded by Commissioner Simmons. All in favor.
Motion carries.
CITY MANAGER'S REPORT
Interim City Manager Rick Byron: This is Piqua Power Week. Piqua Power provides safe, reliable,
and affordable power to Piqua as a community-owned not-for-profit electric utility. The power
system employs 21 people, serving 9,700 residential customers and nearly 1,100 commercial and
industrial customers. Chief Byron would like to thank them.
A reminder to families and participating organizations, the community trick-or-treat is scheduled
for 6:00 to 8:00 p.m. Thursday, October 29th. And the city is also hosting a touch a truck event from
10 am to 1 pm this Saturday, October 10th, at the public works facility on South Main Street. And
more information is available on the city website.
COMMISSIONERS COMMENTS
Commissioner Simmons' recovery has given him the opportunity to earn the trust of others. The
play is a week from this Friday. The Brothers Grimm and he will be portraying 6 characters. At
PIQUA City Commission Regular Meeting Minutes | 8
Page 14 of 80

Edison Community College.
Commissioner Walker had no comment.
Commissioner DeBrosse Piqua Youth Football 4th graders at 2:30 pm and 6th graders 5:30 pm at
Pittsenbarger Park this Saturday, October 10. Then 3rd graders at 11:00 am and 5th grade at 2:00
pm in Tipp City on Sunday, October 11.
Commissioner Wead wished his wife a happy birthday.
ADJOURNMENT
Commissioner Walker made a motion to adjourn. Seconded by Commissioner DeBrosse. All in
favor. Motion carried. Business meeting adjourned at 8:06 pm.
NON-AGENDA PUBLIC COMMENT
(This is an opportunity for citizens to address the City Commission on Non-agenda items after the
adjournment of the Business Agenda. Comments will be limited to seven (7) minutes.)

JIM VETTER, MAYOR
PASSED:
ATTEST:
COMMISSION CLERK

PIQUA City Commission Regular Meeting Minutes | 9
Page 15 of 80

K.1.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-111-26
A Resolution Authorizing A Purchase Order To Champion Landscape
Supply For The Purchase Of Roadsalt For Public Works
SUBMITTED BY Brian Brookhart, Director
Public Works
AGENDA Resolution over $75K
CLASSIFICATION
BACKGROUND We belong to an organization named Southwest Ohio Purchasers for
Government (SWOP4G), which bids out the road salt purchase on
behalf of approximately 93 entities this year. The City of Piqua has
participated in this joint bid successfully for many years. Our price to
purchase salt for the 2026/2027 snow season will be $127.00 per
ton. This is approximately a 70.51% increase over what we paid for
salt last year. Last year, the price to purchase road salt was $74.48
per ton. The bid summary results are attached. The 2025-2026
winter season significantly depleted rock salt inventories throughout
the Northeast, resulting in increased production costs and market
pricing.
BUDGET/FINANCIAL Budgeted $: $381,000 for the 2026/2027 snow season
IMPACT Expenditure $381,000 based on purchasing 3000 tons of salt if
(Project costs and $:
required
funding sources) Source of
101-113-855-7529
Funds:
Narrative:

ATTACHMENTS 1.

We estimated our potential usage at 3000 tons for the
bid. We are not required to purchase a specific amount
of salt, but this allows us to purchase up to 3000 tons of
salt at $127.00 per ton.

20260924103910667

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 16 of 80

Resolution No. R-111-26
A Resolution Authorizing A Purchase Order To Champion Landscape Supply For The Purchase
Of Roadsalt For Public Works

WHEREAS, road salt must be purchased to remove snow and ice from city streets; and
WHEREAS, bids were received under the Southwest Ohio Purchasers for Government; and
WHEREAS, after solicitation, bids were opened, resulting in the tabulation of bids as listed in the
attachment.

NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1:

A Purchase Order for road salt is hereby authorized to Champion Landscape Supply as
the best supplier, and the City Manager is hereby authorized to execute a contract with
said bidder pursuant to contract specifications;

SEC. 2:

The Finance Director certifies that funds are available and is hereby authorized to draw
their warrants from time to time on the appropriate account of the City treasury in
payment according to contract terms.

SEC. 3:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:
ATTEST:
CLERK OF COMMISSION

Page 17 of 80

The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:
Mayor James D. Vetter
Commissioner Frank DeBrosse
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 18 of 80

Page 19 of 80

Page 20 of 80

K.2.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-112-26
A Resolution Authorizing a Purchase Order to Calgon Carbon
Corporation, for the replacement of Granular Activated Carbon
media at the Water Treatment Plant
SUBMITTED BY Kevin Krejny, Director
Water
AGENDA Resolution over $75K
CLASSIFICATION
BACKGROUND Granular Activated Carbon (GAC) is a water treatment process at the
Piqua WTP. The media in this process has reached its useful life and
will be replaced with new media for two of the four GAC units at the
facility. The facility has been online for close to 10 years. If
successful with this PO, WTP will authorize another PO in 2027 to do
the same for the other two units. This will be the first time these
units are having media replaced. Calgon was part of the process
when they went online with new WTP in 2017. They have been
effective units, and we plan to replace media in kind.
BUDGET/FINANCIAL Budgeted $: $272,160
IMPACT Expenditure $259,200 plus 5% contingency
(Project costs and $:
PO for $272,160
funding sources) Source of
403-303-618-7204
Funds:
Narrative:

ATTACHMENTS 1.

Replacement costs of media for GAC units (2).

gac quote 2026

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 21 of 80

Resolution No. R-112-26
A Resolution Authorizing a Purchase Order to Calgon Carbon Corporation, for the
replacement of Granular Activated Carbon media at the Water Treatment Plant

WHEREAS, the City of Piqua produces water for the residents and businesses in the city, and
adjacent customers;
WHEREAS, part of that production process uses Granular Activated Carbon, to remove organics and
other chemicals found in source water, to produce drinking water quality water per State and
Federal guidelines;

WHEREAS, carbon media has been in use for over nine years, and it has been determined that it needs to
be replaced.
NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1:

A purchase order for the purchase of carbon media for Granular Activated Carbon
Treatment at the WTP, is hereby authorized for an amount not to exceed $272,160.

SEC. 2:

The Finance Director certified that the funds are available or are anticipated to come
into the City Treasury and is hereby authorized to draw his warrants from time to time
on the appropriate account/s of the City Treasure in payment according to the quote
document.

SEC. 3:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:
ATTEST:
CLERK OF COMMISSION
The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:

Page 22 of 80

Mayor James D. Vetter
Commissioner Frank DeBrosse
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 23 of 80

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Page 29 of 80

K.3.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-113-26
A Resolution Authorizing a Purchase Order To Cummins Sale and
Service, Inc. for the repair of the River Pump Station Generator.
SUBMITTED BY Kevin Krejny, Director
Water
AGENDA Resolution over $75K
CLASSIFICATION
BACKGROUND Repair of the radiator system of a naturel gas generator that supplies
back up power to the source water pumping station. The radiator
has developed a crack, is leaking fluid, and is in need of repair. Both
WTP generators are Cummins natural gas generators. Cummins Sale
and Service performs repairs on their equipment in this region.
BUDGET/FINANCIAL Budgeted $: $107,100
IMPACT Expenditure $102,000 plus 5% contingency
(Project costs and $:
PO for $107,100
funding sources) Source of
403-302-601-7553
Funds:
Narrative:

ATTACHMENTS 1.

Repair of the radiator on the generator.

river gen quote

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 30 of 80

Resolution No. R-113-26
A Resolution Authorizing a Purchase Order To Cummins Sale and Service, Inc. for the repair
of the River Pump Station Generator.

WHEREAS, the City of Piqua, produces water for its customers per State and Federal Guidelines; and
WHEREAS, the back-up generator for the Raw Water Pumping Station, is a piece of equipment that
is part of the overall drinking water production process; and

WHEREAS, the back-up generator at the Raw Water Pumping Station is in need of repairs.
NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1:

A purchase order for the generator radiator repairs from Cummins Sale and Service Inc.
is hereby authorized for an amount of not to exceed $107,100.

SEC. 2:

The Finance Director certified that the funds are available or are anticipated to come
into the City Treasury and is hereby authorized to draw his warrants from time to time
on the appropriate account/s of the City Treasury in payment according to the quote
document.

SEC. 3:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:
ATTEST:
CLERK OF COMMISSION
The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:
Mayor James D. Vetter
Commissioner Frank DeBrosse

Page 31 of 80

Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 32 of 80

Page 33 of 80

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Page 35 of 80

Page 36 of 80

K.4.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-114-26
A Resolution authorizing purchase orders to PVS Nolwood, Hawkins
Inc., Greer Lime Company, Chemical Services, Inc., and Lefeld
Welding Supplies for the 2027 purchase of various Water Treatment
Chemicals
SUBMITTED BY Kevin Krejny, Director
Water
AGENDA Resolution over $75K
CLASSIFICATION
BACKGROUND Chemicals needed in the production of public drinking water go out
for bid once a year in October, for pricing in the upcoming calendar
year. Numerous chemical vendors bid on the chemicals at a price per
unit. Reliable vendors with the lowest pricing are then selected to
supply Piqua WTP with said chemicals for the upcoming year.
BUDGET/FINANCIAL Historically, these prices rose with COVID high inflation, and higher
IMPACT fuel costs. Most have continued to rise. Please see attached historical
(Project costs and usage and expenses for these chemicals. WTP staff has become more
funding sources) efficient in the use of these chemicals in recent years, helping to keep
usage down while meeting all required State and Federal guidelines.
ATTACHMENTS 1.
2.

IFB 2624 Bid Tab
WTP chems

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 37 of 80

Resolution No. R-114-26
A Resolution authorizing purchase orders to PVS Nolwood, Hawkins Inc., Greer Lime
Company, Chemical Services, Inc., and Lefeld Welding Supplies for the 2027 purchase of
various Water Treatment Chemicals
WHEREAS, the City of Piqua produces water for the residents and businesses in the city, and
adjacent customers;
WHEREAS, Piqua Water Treatment Plant, has treatment processes that use chemicals for the
approved production of drinking water, as a Public Water System, in the State of Ohio;
WHEREAS, annually, in October, the city goes out to bid for said chemical pricing to secure vendors
and pricing for said chemicals for the upcoming year.
SEC. 1:

Purchase orders with the selected chemical vendors will be approved for the following
vendors:
403-305-641-7157 - $256,863 - Greer Lime Company
403-305-641-7155 - $66,570 - PVS Nolwood
403-305-641-7154 - $30,815 - Hawkins Inc.
403-305-641-7158 - $30,488 - Lefeld Welding Supplies
403-305-641-7156 - $25,952 - Hawkins Inc.
403-305-641-7161 - $8,234 - PVS Nolwood
403-305-641-7163 -$18,297 - Hawkins Inc.

SEC. 2:

The Finance Director certifies that the funds are available or are anticipated to come
into the City Treasury in 2027, and is hereby authorized to draw his warrants from time
to time on the appropriate account/s of the City Treasury in 2027 in payment for
chemical purchases per the bidding documents.

SEC. 3:

This ordinance shall take effect and be in force from and after the earliest period
allowed by law. After the passing of the citywide budget Ordinance for 2027
appropriations and after 1/1/2027, these vendors and their bid pricing will be active.

NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:

JAMES D. VETTER, MAYOR
PASSED:

Page 38 of 80

ATTEST:
KIMBERLY HUGHES
CLERK OF COMMISSION
The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:

Mayor James Vetter
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead
Commissioner Frank DeBrosse

Page 39 of 80

Page 40 of 80

Page 41 of 80

Page 42 of 80

Page 43 of 80

2018

2019

2020

2021

2022

2023

2024

2025

9/30/2026

Est. 2026

2027 est. (2025
+15%)

1327594
237921
231886
143603
30072
9308
17154

1215728
215720
195674
154623
26344
9050
18477

1096813
226374
208594
135654
21690
9175
20909

1096277
225994
181234
137101
20076
9300
22687

1250413
248258
186324
158989
19469
9200
24228

1051742
216357
164265
134896
17741
9100
21345

1097551
244635
165520
145605
20049
9075
19481

1039248
227047
167893
149916
19312
9100
19646

715994
176319
127255
99164
16155
6825
14504

929862
228986
165266
128784
20981
8864
18836

1069342
263334
190056
148102
24128
10193
21662

2013532
1866592
1751940
1723797
1912087
1615446
1701916
1632162
1156216
1501579
1726816
994
904
835
843
864
821
850
826
608
811
949
993732000
904033000
834932000
843312000
863612000
821121000
850338000
825605000
608357000 811142667
949445750
0.00203
0.00206
0.00210
0.00204
0.00221
0.00197
0.00200
0.00198
0.00190
0.00185
0.00182
$
186,948 $
208,054 $
207,641 $
222,007 $
250,983 $
333,609 $
362,111 $
344,217 $ 245,906 $ 317,506 $
437,219
$
188.13 $
230.14 $
248.69 $
263.26 $
290.62 $
406.28 $
425.84 $
416.93 $ 404.21 $ 391.43 $
460.50
$
512.19 $
570.01 $
568.88 $
608.24 $
687.62 $
914.00 $
992.08 $
943.06 $ 900.75 $ 869.88 $
1,197.86

$
$
$
$
$
$
$
$

2018
104,390 $
23,683 $
17,122 $
5,737 $
7,719 $
7,820 $
10,481 $
186,948 $

2019
113,661 $
35,644 $
8,221 $
6,771 $
5,124 $
8,900 $
13,965 $
208,054 $

2020
110,170 $
29,781 $
15,985 $
6,101 $
4,656 $
11,340 $
16,209 $
207,641 $

2021
122,320 $
31,855 $
12,987 $
8,914 $
5,295 $
7,560 $
18,075 $
222,007 $

2022
125,732 $
45,290 $
23,606 $
9,829 $
5,696 $
13,000 $
27,830 $
250,983 $

2023
162,969 $
45,822 $
37,623 $
10,688 $
8,554 $
28,500 $
39,452 $
333,609 $

2024
213,333 $
48,373 $
36,053 $
14,204 $
6,221 $
15,204 $
28,723 $
362,111 $

2025
9/30/2026
206,432 $ 152,403
44,012 $ 38,524
27,381 $ 21,493
10,391 $
9,898
7,344 $
5,330
18,150 $
6,200
30,507 $ 12,058
344,217 $ 245,906

2027 Est (2026 est.
+15%+% increase in
Est. 2026
bids)
$ 197,926 $
256,863
$ 50,032 $
66,570
$ 27,913 $
30,815
$ 12,854 $
30,488
$
6,922 $
25,952
$
6,200 $
8,234
$ 15,660 $
18,297
$ 317,506 $
437,219

Chemicals
LIME
FERRIC SULFATE
CHLORINE
CO2
FLUORIDE
PHOSPHATES
SODIUM PERMANGANATE
Total Chemicals (lbs)
MG
Gallons
lb Chemical per gallon
Total $ Spent
$$ per Million Gallons
$$ per day

LIME
FERRIC SULFATE
CHLORINE
CO2
FLUORIDE
PHOSPHATES
SODIUM PERMANGANATE
Total $ Spent

2027 Vendor
Greer Lime Company
PVS Nolwood
Chemcial Services, Inc.
Lefeld Welding Supplies
Hawkins Inc.
PVS Nolwood
Hawkins Inc.

Page 44 of 80

K.5.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-115-26
A resolution to rezone 1529 South Street Parcel N44-092500 from PK
- Parks to RE-6 - Residential Estate-6
SUBMITTED BY Chad Henry, Community Services Director
Community Services
AGENDA Resolution
CLASSIFICATION
BACKGROUND 1529 South Street (Parcel N44-092500) is a roughly one-acre lot in the
Pitsenbarger Park area that has held a single-family house and
detached garage since about 1920. It is zoned PK - Parks, matching
the surrounding park but not the longstanding residential use. That
zoning blocks ordinary residential improvements or replacement of
the house. Owner Russ Miller has requested a map amendment to
RE-6 - Residential Estate-6 (the district across South Street) so the
house can be renovated, stating the property should never have
been designated Parks.
BUDGET/FINANCIAL Budgeted $:
IMPACT Expenditure
(Project costs and $:
funding sources) Source of
Funds:
Narrative:

ATTACHMENTS 1.
2.
3.
4.

N44-092500 Zoning Amendment
PC 14-26 - Resolution (Signed)
PC 14-26 - Staff Report
PC 14-26 - Application

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 45 of 80

Resolution No. R-115-26
A resolution to rezone 1529 South Street Parcel N44-092500 from PK - Parks to RE-6 Residential Estate-6

WHEREAS, the property located at 1529 South Street, Piqua, Ohio, identified as Parcel #N44-092500,
is currently zoned PK – Parks under the City of Piqua Development Code (Title XV: Land Usage of the
Piqua Code of Ordinances, effective May 18, 2023); and
WHEREAS, the applicant has requested a Zoning Map Amendment to rezone Parcel #N44-092500
from PK – Parks to RE-6 – Residential Estate-6 to allow detached single-unit residential development
on lots of not less than 6,000 square feet, consistent with the City’s comprehensive plan and the
purpose of the RE-6 district; and

WHEREAS, the proposed rezoning has been reviewed in accordance with Article 7 (Administration) and
§7.2 (Development Review) of the Development Code, including public notice and any required hearings;
and
NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1:

A Zoning Map Amendment to rezone Parcel N44-092500, known as 1529 South Street,
is hereby approved and adopted.

SEC. 2:

The City Planner shall reflect the changes to the Zoning Map matching the existing
single-family use district across South Street.

SEC. 3:

The change allows for the owner to renovate the property without opening the park
itself to residential development.

SEC. 4:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:
ATTEST:
CLERK OF COMMISSION

Page 46 of 80

The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:
Mayor James D. Vetter
Commissioner Frank DeBrosse
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 47 of 80

Item # R-XX-26

Commission Agenda
Staff Report
MEETING DATE October 20, 2026
REPORT TITLE

SUBMITTED BY

A Resolution requesting approval of a zoning map amendment changing
the zoning of Parcel #N44-092500 from PK – Parks to RE-6 – Residential
Estate-6
Name & Title: Chad Henry, Director
Department: Community Services Department

AGENDA CLASSIFICATION

Consent

City Manager
Asst. City Manager/Development
Department Director

APPROVALS/REVIEWS

BACKGROUND

Ordinance

Resolution

Regular

Asst. City Manager/Finance
Law Director
Other:

1529 South Street (Parcel N44-092500) is a roughly one-acre lot in the
Pitsenbarger Park area that has held a single-family house and detached garage
since about 1920. It is zoned PK – Parks, matching the surrounding park but not
the longstanding residential use. That zoning blocks ordinary residential
improvements or replacement of the house. Owner Russ Miller has requested a
map amendment to RE-6 – Residential Estate-6 (the district across South Street)
so the house can be renovated, stating the property should never have been
designated Parks.

Budgeted $:
$ N/A
BUDGETING AND
Expenditure $: $ N/A
FINANCIAL IMPACT
Source of
Funds:
Narrative:
OPTIONS

1.

Approve the resolution allowing the property to be rezoned to RE-6.

2.

Do not approve the resolution and have the parcel remained under
the PK district.

PROJECT TIMELINE
STAFF Approve the resolution that received a unanimous 5-0 approval from
RECOMMENDATION Planning Commission under PC 14-26.
REASON FOR SELECTING N/A
CONSULTANT/COMPANY

Page 48 of 80

ATTACHMENTS PC 14-26 Signed Resolution
PC 14-26 Staff Report
PC 14-26 Application

Page 49 of 80

Page 50 of 80

STAFF REPORT
Planning Commission
Date:
Re:

October 13, 2026
PC 14-26 – Zoning Map Amendment

Applicant:
Owner:

Solid Foundation Living, Russ Miller
Same

Address:
Parcel #:

1529 South Street
N44-092500

Zoning:

PK – Parks

Request:
Zoning Map Amendment to change this parcel from PK – Parks to RE-6 –
Residential Estate-6

Page 51 of 80

STAFF REPORT

Background:
The subject property is 1529 South Street, Parcel N44-092500, a lot of about one acre
that sits within the area of Pitsenbarger Park. The house and land have been on the
property since about 1920. The residence is a single-family home with a detached
garage.
The parcel has long carried the same zoning district as the park, PK - Parks, under the
City of Piqua Development Code (Title XV: Land Usage, effective May 18, 2023). That
designation tracks the surrounding park land. It does not track the use that has actually
occupied this lot.
When the property came up for sale, staff received a number of inquiries about what
could be done with it. Those inquiries made clear that improvement of the house is
severely limited by the PK district. The existing house cannot reasonably be replaced,
and ordinary residential work is constrained, because the Parks district does not provide
a path for a single-family dwelling. The zoning, not the house, is what has held the
property back.
The owner, Russ Miller, has requested a zoning map amendment. His application
states: “Never should have been designated as Parks, since the house and land has
been on property since 1920. Needs to be rezoned back to SFL.” The request is so that

Page 52 of 80

STAFF REPORT
the property can be renovated. The district proposed for that purpose is RE-6 –
Residential Estate-6, which is the same district of the subdivision across South Street.
Analysis:
The request is a correction of a district that was applied to a house lot because of its
location next to the park, not because the lot was ever used as park land. RE-6 is
intended for detached single-unit dwellings on lots of not less than 6,000 square feet,
and it also allows limited civic, open space, and park uses. That purpose matches the
house that is already there.
Compatibility
The subdivision across South Street is zoned RE-6. Those lots are on the order of a
quarter acre. This parcel is about one acre, so it is larger than the lots it would sit across
from. A single-family dwelling on a one-acre lot is a compatible use next to both the RE6 subdivision and the park. The park itself is not being rezoned. Only this residential
parcel would change.
Use and setbacks
PK does not allow the owner to replace the dwelling if it is lost, and it does not support
ordinary renovation of a single-family house. RE-6 would recognize the existing use and
give the lot a set of residential standards going forward. At about one acre, the parcel is
well above the 6,000-square-foot minimum lot area in RE-6. The district setbacks
should be readily met on a lot of this size, and they are an appropriate control for any
future work.
Comprehensive plan and criteria
The change is consistent with the Plan It Piqua Comprehensive Plan in that it keeps an
existing neighborhood-scale residence in residential use and does not consume park
land or convert the park to development. Public facilities already serve the house. The
amendment does not threaten the health, safety, or welfare of surrounding properties. It
removes a designation that has prevented maintenance and improvement of a house
that has been on the lot for more than a century.
Recommendation:
Staff recommends that the Planning Commission recommend approval of the zoning
map amendment changing Parcel N44-092500, 1529 South Street, from PK – Parks to
RE-6 – Residential Estate-6.
The house has been on the property since about 1920. The Parks designation was
carried over from Pitsenbarger Park and does not fit the lot. RE-6 matches the existing

Page 53 of 80

STAFF REPORT
single-family use, matches the district across South Street, and gives a one-acre lot
room to meet residential setbacks. The change lets the owner renovate the property
without opening the park itself to residential development.

Page 54 of 80

City of Piqua
Community Services
201 W Water Street
Piqua, OH 45356

Phone:
937-778-2049

Record Report for PC - Zoning Designation Request #PC-ZON-26-0003
Record Overview
Record Number: PC-ZON-26-0003
Record Type: PC - Zoning Designation Request
Record Status: In Progress
Record Submitted At: Wednesday September 2, 2026
Record Address: 1529 South St, Piqua, Ohio, 45356
Record Owner: Chad Henry
Record Applicant: Russ Miller

Form Submission
Applicant Information:
Solid Foundation Living , Russ Miller
434 S College St
Piqua , OH 45356
[email protected], (937) 604-3434
Type of legal interest held by applicant:
Owner
Owner Information:
Solid Foundation Living, Russ Miller
434 S College St
Piqua, OH 45356
[email protected], (937) 604-3434
Street Address:
1529 South St, Piqua, Ohio, 45356
Current Use: Park, recreation field
Existing Zoning District: RE-6
Proposed Zoning District: RE-6
Reason for the requested zoning change:
Never should have been designated as Parks, since the house and land has been on property since 1920. Needs to be rezoned back to SFL
The undersigned acknowledges that the information provided herein is accurate to the fullest extent of their
knowledge.:

Signed in GovWell: Wednesday September 2, 2026, 10:25am

Generated Documents
No documents generated

Page 1 of 3

Page 55 of 80

K.6.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-116-26
A resolution to adopt a zoning map amendment from T-NX –
Traditional Neighborhood Mixed-Use to T-GX – Traditional General
Mixed-Use on Parcel N44-003800.
SUBMITTED BY Chad Henry, Community Services Director
Community Services
AGENDA Resolution
CLASSIFICATION
BACKGROUND PC 15-26 covers the easternmost of three adjoining parcels at 322 S.
Main Street (Parcel N44-003800), currently zoned T-NX – Traditional
Neighborhood Mixed-Use. The lots immediately north are also T-NX;
the parcels to the south are T-GX – Traditional General Mixed-Use.
This parcel and the two lots immediately west of it have been
purchased for joint development as a housing complex of more than
100 units. The requested amendment would rezone it to T-GX so the
three parcels share the same district and standards as they are
developed together. T-NX supports neighborhood-scale residential
and smaller commercial uses; T-GX allows a broader mix, including
larger multi-unit residential, while retaining the street-oriented form
of the traditional districts.
BUDGET/FINANCIAL Budgeted $: N/A
IMPACT Expenditure
(Project costs and $:
funding sources) Source of
Funds:
Narrative:

ATTACHMENTS 1.
2.
3.
4.

N44-003800 Zoning Amendment
PC 15-26 - Resolution (Signed)
PC 15-26 - Staff Report
PC 15-26 - Application

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 56 of 80

Resolution No. R-116-26
A resolution to adopt a zoning map amendment from T-NX – Traditional Neighborhood
Mixed-Use to T-GX – Traditional General Mixed-Use on Parcel N44-003800.

WHEREAS, the property located at 322 S. Main Street, Piqua, Ohio, identified as Parcel #N44003800, is currently zoned T-NX – Traditional Neighborhood Mixed-Use under the City of Piqua
Development Code (Title XV: Land Usage of the Piqua Code of Ordinances, effective May 18, 2023);
and
WHEREAS, the applicant has requested a Zoning Map Amendment to rezone Parcel #N44-003800
from T-NX – Traditional Neighborhood Mixed-Use to T-GX – Traditional General Mixed-Use to allow
a broader range of mixed-use activity consistent with the City’s comprehensive plan and the
purpose of the T-GX district; and

WHEREAS, the proposed rezoning has been reviewed in accordance with Article 7 (Administration) and
§7.2 (Development Review) of the Development Code, including public notice and any required hearings;
NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1:

The Zoning Map Amendment, which includes Parcel #N44-003830, is hereby approved
and adopted.

SEC. 2:

The City Planner shall reflect the changes to the zoning map so that all parcels
purchased for joint development as a housing complex shall share the same district
and standards as they are developed together.

SEC. 3:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:
ATTEST:
CLERK OF COMMISSION

Page 57 of 80

The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:
Mayor James D. Vetter
Commissioner Frank DeBrosse
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 58 of 80

Item # R-XX-26

Commission Agenda
Staff Report
MEETING DATE October 20, 2026
REPORT TITLE

SUBMITTED BY

A Resolution requesting approval of a zoning map amendment changing
the zoning of Parcel #N44-003800 from T-NX – Traditional Neighborhood
Mixed Use to T-GX – Traditional General Mixed Use
Name & Title: Chad Henry, Director
Department: Community Services Department

AGENDA CLASSIFICATION

Consent

City Manager
Asst. City Manager/Development
Department Director

APPROVALS/REVIEWS

BACKGROUND

Ordinance

Resolution

Regular

Asst. City Manager/Finance
Law Director
Other:

PC 15-26 covers the easternmost of three adjoining parcels at 322 S. Main Street
(Parcel N44-003800), currently zoned T-NX – Traditional Neighborhood MixedUse. The lots immediately north are also T-NX; the parcels to the south are T-GX
– Traditional General Mixed-Use. This parcel and the two lots immediately west
of it have been purchased for joint development as a housing complex of more
than 100 units. The requested amendment would rezone it to T-GX so the three
parcels share the same district and standards as they are developed together. TNX supports neighborhood-scale residential and smaller commercial uses; T-GX
allows a broader mix, including larger multi-unit residential, while retaining the
street-oriented form of the traditional districts.

Budgeted $:
$ N/A
BUDGETING AND
Expenditure $: $ N/A
FINANCIAL IMPACT
Source of
Funds:
Narrative:
OPTIONS

1.

Approve the resolution allowing the property to be rezoned to T-GX.

2.

Do not approve the resolution and have the parcel remained under
the T-NX district.

PROJECT TIMELINE
STAFF Approve the resolution that received a unanimous 5-0 approval from
RECOMMENDATION Planning Commission under PC 15-26.

Page 59 of 80

REASON FOR SELECTING N/A
CONSULTANT/COMPANY
ATTACHMENTS PC 15-26 Signed Resolution
PC 15-26 Staff Report
PC 15-26 Application

Page 60 of 80

Page 61 of 80

STAFF REPORT
Planning Commission
Date:
Re:

October 13, 2026
PC 15-26 & 16-26 – Zoning Map Amendment

Applicant:
Owner:

Zachary Linsky, Sullivan Development of Indiana, LLC
Bradley Ulbrich

Address:
Parcel #:

322 S. Main Street
PC 15-26: N44-003800
PC 16-26: N44-003830 & N44-003820

Zoning:

T-NX – Traditional Neighborhood Mixed-Use

Request:
Zoning Map Amendment to change these parcels from T-NX to T-GX –
Traditional General Mixed-Use

Parcels owned by Owner

Parcels to be Re-zoned

Page 62 of 80

STAFF REPORT

Current Zoning

Background:
PC 15-26 and PC 16-26 cover three adjoining parcels: 322 S. Main Street, Parcel N44003800, and the two parcels immediately west of it, N44-003830 and N44-003820. All
three are zoned T-NX – Traditional Neighborhood Mixed-Use under the City of Piqua
Development Code (Title XV: Land Usage, effective May 18, 2023). The lots
immediately north are also T-NX. The parcels south of these three lots are T-GX –
Traditional General Mixed-Use.

Page 63 of 80

STAFF REPORT
The lots have been purchased to be developed together as a housing complex of more
than 100 units. The amendment is requested so the three parcels carry the same district
as the land to the south, and so one set of zoning standards applies as they are
developed as a single project. The cases are separated only so each parcel group has
its own Planning Commission item. They should be read together.
T-NX is the neighborhood-scale mixed-use district on the traditional street grid. It is
intended for residential uses and smaller commercial uses that serve the surrounding
neighborhood, with buildings oriented to the street. T-GX is the general mixed-use
district on that same traditional network. It is intended for a wider mix of residential and
commercial activity, including larger multi-unit residential, while keeping the streetoriented form of the traditional districts. Both districts favor mixed use and housing. The
difference is one of scale and of which standards apply, not a change from residential to
an unrelated use.
Analysis:
The change is largely procedural. Multi-unit residential is consistent with both districts.
T-NX is written for neighborhood-scale lots and neighborhood-serving activity. T-GX is
written for a broader mix and for development of a larger footprint, which is the condition
of these three parcels once they are assembled. Putting all three in T-GX keeps the
project under one set of use, height, setback, and parking standards instead of splitting
a single housing complex across two districts.
Map pattern
The parcels south of the request are already T-GX. Extending that district across these
three lots follows the existing line rather than creating a new one. The lots to the north
remain T-NX. The amendment does not rezone the neighborhood north of the site. It
aligns the assembled lots with the general mixed-use land they will develop with. That
alignment is the same whether the Commission acts on PC 15-26, PC 16-26, or both.
Use and restrictions
A complex of more than 100 units needs one legitimate set of restrictions. T-GX
supplies that. It continues to require street-oriented buildings, and it continues to allow
the residential use the applicant intends. Development will still have to meet Articles 4
and 7, including site plan or development review as applicable, parking and access, and
building standards. Neither map amendment approves a site plan or waives those
reviews.
Comprehensive plan and criteria
The request is consistent with the Plan It Piqua Comprehensive Plan goal of housing

Page 64 of 80

STAFF REPORT
and mixed-use activity on the traditional street network. Public facilities already serve
South Main Street. The change does not consume open land at the edge of the city. It
assigns the district that already sits on the south side of the project to the lots that will
be built with it. Staff does not find that either amendment threatens the health, safety, or
welfare of surrounding properties.
Recommendation:
Staff recommends that the Planning Commission recommend approval of both zoning
map amendments: PC 15-26, changing Parcel N44-003800 from T-NX – Traditional
Neighborhood Mixed-Use to T-GX – Traditional General Mixed-Use, and PC 16-26,
changing Parcels N44-003830 and N44-003820 from T-NX – Traditional Neighborhood
Mixed-Use to T-GX – Traditional General Mixed-Use.

Page 65 of 80

City of Piqua
Community Services
201 W Water Street
Piqua, OH 45356

Phone:
937-778-2049

Record Report for PC - Zoning Designation Request #PC-ZON-26-0004
Record Overview
Record Number: PC-ZON-26-0004
Record Type: PC - Zoning Designation Request
Record Status: In Progress
Record Submitted At: Friday September 18, 2026
Record Address: 322 S Main St, Piqua, Ohio, 45356
Record Owner: Chad Henry
Record Applicant User: Zac Linsky
Record Applicant Company: Sullivan Development of Indiana, LLC (Sullivan Development, LLC)

Form Submission
Applicant Information:
Sullivan Development of Indiana, LLC (Sullivan Development, LLC), Zachary Linsky
27 E. Main Street, Suite 200
Carmel, IN 46032
[email protected], (502) 234-1950
Type of legal interest held by applicant:
The Applicant has an executed purchase agreement to purchase the parcel from the current Owner.
Owner Information:
Bradley Ulbrich
707 N Downing Street
Piqua, OH 45356
[email protected], (937) 214-0675
Street Address:
322 S Main St, Piqua, Ohio, 45356
Current Use: Single-unit living
Existing Zoning District: T-NX
Proposed Zoning District: T-GX
Reason for the requested zoning change:
The Applicant and Owner is seeking to change the zoning for Miami County Parcel ID N44-003800 (currently zoned T-NX)
to match the existing zoning (T-GX) of the adjacent parcels to the south and west that are currently under related ownership
which Applicant is also under contract to acquire in advance of a future parcel/lot combination.
The undersigned acknowledges that the information provided herein is accurate to the fullest extent of their
knowledge.:

Signed in GovWell: Friday September 18, 2026, 12:20pm

Generated Documents
Page 1 of 3

Page 66 of 80

K.7.

COMMISSION AGENDA
STAFF REPORT
MEETING DATE October 20, 2026
REPORT TITLE Resolution No. R-117-26
A resolution to adopt a zoning map amendment for parcels N44003830 and N44-003820, from T-NX – Traditional Neighborhood
Mixed-Use to T-GX – Traditional General Mixed-Use.
SUBMITTED BY Chad Henry, Community Services Director
Community Services
AGENDA Resolution
CLASSIFICATION
BACKGROUND PC 16-26 covers the two westernmost of three adjoining parcels
(N44-003830 and N44-003820), currently zoned T-NX – Traditional
Neighborhood Mixed-Use. The lots immediately north are also T-NX;
the parcels to the south are T-GX – Traditional General Mixed-Use.
These parcels and the lot immediately east of them have been
purchased for joint development as a housing complex of more than
100 units. The requested amendment would rezone them to T-GX so
the three parcels share the same district and standards as they are
developed together. T-NX supports neighborhood-scale residential
and smaller commercial uses; T-GX allows a broader mix, including
larger multi-unit residential, while retaining the street-oriented form
of the traditional districts.
BUDGET/FINANCIAL Budgeted $: N/A
IMPACT Expenditure
(Project costs and $:
funding sources) Source of
Funds:
Narrative:

ATTACHMENTS 1.
2.
3.
4.

N44-003830 & N44-003820 Zoning Amendment
PC 16-26 - Resolution (Signed)
PC 16-26 - Staff Report
PC 16-26 - Application

PIQUA City Commission Regular Meeting w/ Executive Session AGENDA | 1
Page 67 of 80

Resolution No. R-117-26
A resolution to adopt a zoning map amendment for parcels N44-003830 and N44-003820,
from T-NX – Traditional Neighborhood Mixed-Use to T-GX – Traditional General Mixed-Use.

WHEREAS, the properties located immediately west of 322 S. Main Street, Piqua, Ohio, identified as
Parcels #N44-003830 and #N44-003820, are currently zoned T-NX – Traditional Neighborhood
Mixed-Use under the City of Piqua Development Code (Title XV: Land Usage of the Piqua Code of
Ordinances, effective May 18, 2023); and
WHEREAS, the applicant has requested a Zoning Map Amendment to rezone Parcels #N44-003830
and #N44-003820 from T-NX – Traditional Neighborhood Mixed-Use to T-GX – Traditional General
Mixed-Use so that these parcels carry the same district as the land to the south and may be
developed together with Parcel #N44-003800 under one set of zoning standards, consistent with
the City’s comprehensive plan and the purpose of the T-GX district; and

WHEREAS, the proposed rezoning has been reviewed in accordance with Article 7 (Administration) and
§7.2 (Development Review) of the Development Code, including public notice and any required hearings;
and

NOW, THEREFORE, BE IT RESOLVED by the Commission of the City of Piqua, Miami County,
Ohio, the majority of all members elected thereto concurring that:
SEC. 1

The Zoning Map Amendment, which includes Parcels #N44-003830 and #N44-003820,
is hereby approved and adopted.

SEC. 2

The City Planner shall reflect the changes to the zoning map so that all parcels
purchased for joint development as a housing complex shall share the same district
and standards as they are developed together.

SEC. 3:

This resolution shall take effect and be in force from and after the earliest period
allowed by law.

JAMES D. VETTER, MAYOR
PASSED:

Page 68 of 80

ATTEST:
CLERK OF COMMISSION
The Motion to adopt the foregoing Resolution was offered by None, seconded by None, and on roll
call the following vote ensued:
Mayor James D. Vetter
Commissioner Frank DeBrosse
Commissioner Paul Simmons
Commissioner Rick Walker
Commissioner Philip Wead

Page 69 of 80

Item # R-XX-26

Commission Agenda
Staff Report
MEETING DATE October 20, 2026
REPORT TITLE

SUBMITTED BY

A Resolution requesting approval of a zoning map amendment changing
the zoning of Parcel #N44-003830 & N44-003820 from T-NX – Traditional
Neighborhood Mixed Use to T-GX – Traditional General Mixed Use
Name & Title: Chad Henry, Director
Department: Community Services Department

AGENDA CLASSIFICATION

Consent

City Manager
Asst. City Manager/Development
Department Director

APPROVALS/REVIEWS

BACKGROUND

Ordinance

Resolution

Regular

Asst. City Manager/Finance
Law Director
Other:

PC 16-26 covers the two westernmost of three adjoining parcels (N44-003830
and N44-003820), currently zoned T-NX – Traditional Neighborhood Mixed-Use.
The lots immediately north are also T-NX; the parcels to the south are T-GX –
Traditional General Mixed-Use. These parcels and the lot immediately east of
them have been purchased for joint development as a housing complex of more
than 100 units. The requested amendment would rezone them to T-GX so the
three parcels share the same district and standards as they are developed
together. T-NX supports neighborhood-scale residential and smaller commercial
uses; T-GX allows a broader mix, including larger multi-unit residential, while
retaining the street-oriented form of the traditional districts.

Budgeted $:
$ N/A
BUDGETING AND
Expenditure $: $ N/A
FINANCIAL IMPACT
Source of
Funds:
Narrative:
OPTIONS

1.

Approve the resolution allowing the properties to be rezoned to T-GX.

2.

Do not approve the resolution and have the parcel remained under
the T-NX district.

PROJECT TIMELINE
STAFF Approve the resolution that received a unanimous 5-0 approval from
RECOMMENDATION Planning Commission under PC 16-26.

Page 70 of 80

REASON FOR SELECTING N/A
CONSULTANT/COMPANY
ATTACHMENTS PC 16-26 Signed Resolution
PC 16-26 Staff Report
PC 16-26 Application

Page 71 of 80

Page 72 of 80

Page 73 of 80

STAFF REPORT
Planning Commission
Date:
Re:

October 13, 2026
PC 15-26 & 16-26 – Zoning Map Amendment

Applicant:
Owner:

Zachary Linsky, Sullivan Development of Indiana, LLC
Bradley Ulbrich

Address:
Parcel #:

322 S. Main Street
PC 15-26: N44-003800
PC 16-26: N44-003830 & N44-003820

Zoning:

T-NX – Traditional Neighborhood Mixed-Use

Request:
Zoning Map Amendment to change these parcels from T-NX to T-GX –
Traditional General Mixed-Use

Parcels owned by Owner

Parcels to be Re-zoned

Page 74 of 80

STAFF REPORT

Current Zoning

Background:
PC 15-26 and PC 16-26 cover three adjoining parcels: 322 S. Main Street, Parcel N44003800, and the two parcels immediately west of it, N44-003830 and N44-003820. All
three are zoned T-NX – Traditional Neighborhood Mixed-Use under the City of Piqua
Development Code (Title XV: Land Usage, effective May 18, 2023). The lots
immediately north are also T-NX. The parcels south of these three lots are T-GX –
Traditional General Mixed-Use.

Page 75 of 80

STAFF REPORT
The lots have been purchased to be developed together as a housing complex of more
than 100 units. The amendment is requested so the three parcels carry the same district
as the land to the south, and so one set of zoning standards applies as they are
developed as a single project. The cases are separated only so each parcel group has
its own Planning Commission item. They should be read together.
T-NX is the neighborhood-scale mixed-use district on the traditional street grid. It is
intended for residential uses and smaller commercial uses that serve the surrounding
neighborhood, with buildings oriented to the street. T-GX is the general mixed-use
district on that same traditional network. It is intended for a wider mix of residential and
commercial activity, including larger multi-unit residential, while keeping the streetoriented form of the traditional districts. Both districts favor mixed use and housing. The
difference is one of scale and of which standards apply, not a change from residential to
an unrelated use.
Analysis:
The change is largely procedural. Multi-unit residential is consistent with both districts.
T-NX is written for neighborhood-scale lots and neighborhood-serving activity. T-GX is
written for a broader mix and for development of a larger footprint, which is the condition
of these three parcels once they are assembled. Putting all three in T-GX keeps the
project under one set of use, height, setback, and parking standards instead of splitting
a single housing complex across two districts.
Map pattern
The parcels south of the request are already T-GX. Extending that district across these
three lots follows the existing line rather than creating a new one. The lots to the north
remain T-NX. The amendment does not rezone the neighborhood north of the site. It
aligns the assembled lots with the general mixed-use land they will develop with. That
alignment is the same whether the Commission acts on PC 15-26, PC 16-26, or both.
Use and restrictions
A complex of more than 100 units needs one legitimate set of restrictions. T-GX
supplies that. It continues to require street-oriented buildings, and it continues to allow
the residential use the applicant intends. Development will still have to meet Articles 4
and 7, including site plan or development review as applicable, parking and access, and
building standards. Neither map amendment approves a site plan or waives those
reviews.
Comprehensive plan and criteria
The request is consistent with the Plan It Piqua Comprehensive Plan goal of housing

Page 76 of 80

STAFF REPORT
and mixed-use activity on the traditional street network. Public facilities already serve
South Main Street. The change does not consume open land at the edge of the city. It
assigns the district that already sits on the south side of the project to the lots that will
be built with it. Staff does not find that either amendment threatens the health, safety, or
welfare of surrounding properties.
Recommendation:
Staff recommends that the Planning Commission recommend approval of both zoning
map amendments: PC 15-26, changing Parcel N44-003800 from T-NX – Traditional
Neighborhood Mixed-Use to T-GX – Traditional General Mixed-Use, and PC 16-26,
changing Parcels N44-003830 and N44-003820 from T-NX – Traditional Neighborhood
Mixed-Use to T-GX – Traditional General Mixed-Use.

Page 77 of 80

City of Piqua
Community Services
201 W Water Street
Piqua, OH 45356

Phone:
937-778-2049

Record Report for PC - Zoning Designation Request #PC-ZON-26-0005
Record Overview
Record Number: PC-ZON-26-0005
Record Type: PC - Zoning Designation Request
Record Status: In Progress
Record Submitted At: Friday September 18, 2026
Record Address: S Wayne St Piqua, OH (Miami County Parcel IDs N44-003830 and N44-003820)
Record Owner: Chad Henry
Record Applicant User: Zac Linsky
Record Applicant Company: Sullivan Development of Indiana, LLC (Sullivan Development, LLC)

Form Submission
Applicant Information:
Sullivan Development of Indiana, LLC (Sullivan Development, LLC), Zachary Linsky
27 E. Main Street, Suite 200
Carmel, IN 46032
[email protected], (502) 234-1950
Type of legal interest held by applicant:
The Applicant has an executed purchase agreement to purchase the parcels from the current Owner.
Owner Information:
Ulbrichs Inc, Brad Ulbrich
707 N Downing Street
Piqua, OH 45356
[email protected], (937) 214-0675
Street Address:
S Wayne St Piqua, OH (Miami County Parcel IDs N44-003830 and N44-003820)
Current Use: Remote parking
Existing Zoning District: T-NX
Proposed Zoning District: T-GX
Reason for the requested zoning change:
The Applicant and Owner are seeking to change the zoning for Miami County Parcel IDs N44-003830 and N44-003820
(currently zoned T-NX) to match the existing zoning (T-GX) of the adjacent parcels to the south that are currently under
common/related ownership which Applicant is also under contract to acquire in advance of a future parcel/lot combination.
The undersigned acknowledges that the information provided herein is accurate to the fullest extent of their
knowledge.:

Signed in GovWell: Friday September 18, 2026, 12:26pm

Generated Documents
Page 1 of 3

Page 78 of 80

No documents generated

Activity History
Email
October 5, 2026, 9:05am

Email
October 4, 2026, 9:03am

Email
September 28, 2026, 9:04am

Email
September 28, 2026, 8:07am

Plan Review Routed

Subject: PC-ZON-26-0005 — Task Plan Review is due today
To: Chad Henry
Subject: PC-ZON-26-0005 — Task Plan Review is due tomorrow
To: Chad Henry
Subject: PC-ZON-26-0005 — Task Plan Review is due in 7 days
To: Chad Henry
Subject: #PC-ZON-26-0005 | New Plan Set For Review (Sullivan Development of Indiana,
LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel IDs
N44-003830 and N44-003820))
To: Chad Henry
Chad Henry routed the plan set for review to Chad Henry.

September 28, 2026, 8:07am

Email
September 22, 2026, 9:03am

Email
September 21, 2026, 11:40am

Email
September 21, 2026, 11:40am

Payment

Subject: PC-ZON-26-0005 — Task Route for Plan Review is due today
To: Chad Henry
Subject: #PC-ZON-26-0005 | New Task - Route for Plan Review (Sullivan Development of
Indiana, LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel
IDs N44-003830 and N44-003820))
To: Chad Henry
Subject: #PC-ZON-26-0005 | Thank You For Your Payment (Sullivan Development of
Indiana, LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel
IDs N44-003830 and N44-003820))
To: [email protected], [email protected], and Zac
Linsky
travis vencel paid fees in the amount of $150.00.

September 21, 2026, 11:40am

Email
September 21, 2026, 11:33am

Payment

Subject: #PC-ZON-26-0005 | Payment is Required (Sullivan Development of Indiana, LLC
(Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel IDs
N44-003830 and N44-003820))
To: [email protected], [email protected], and Zac
Linsky
Chad Henry requested fees in the amount of $150.00.

September 21, 2026, 11:33am

Email
September 21, 2026, 11:32am

Email
September 21, 2026, 11:32am

Page 2 of 3

Subject: #PC-ZON-26-0005 | Update On Your Submission (Sullivan Development of
Indiana, LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel
IDs N44-003830 and N44-003820))
To: [email protected], [email protected], and Zac
Linsky
Subject: #PC-ZON-26-0005 | New Task - Add Fees (Sullivan Development of Indiana, LLC
(Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel IDs
N44-003830 and N44-003820))
To: Chad Henry
Page 79 of 80

Status Changed
September 21, 2026, 11:32am

Application Review
Completed

From: Submitted
To: In Progress
Chad Henry reviewed the application and marked it as complete.

September 21, 2026, 11:32am

Email
September 18, 2026, 12:49pm

Email
September 18, 2026, 12:48pm

AutoCheck

Subject: #PC-ZON-26-0005 | Piqua: Submission Received and Status Tracker (Sullivan
Development of Indiana, LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH
(Miami County Parcel IDs N44-003830 and N44-003820))
To: [email protected], [email protected], and Zac
Linsky
Subject: #PC-ZON-26-0005 | New Task - Review Application (Sullivan Development of
Indiana, LLC (Sullivan Development, LLC)) (S Wayne St Piqua, OH (Miami County Parcel
IDs N44-003830 and N44-003820))
To: Chad Henry

September 18, 2026, 12:48pm

AutoCheck was run when the application was submitted. 1 feedback item was generated;
0 were resolved.

Record Shared

Zac Linsky shared the application with [email protected].

September 18, 2026, 12:27pm

Record Shared

Zac Linsky shared the application with [email protected].

September 18, 2026, 12:27pm

Record Submitted
September 18, 2026, 12:26pm

AutoCheck
September 18, 2026, 12:25pm

Page 3 of 3

Zac Linsky submitted the application with company Sullivan Development of Indiana, LLC
(Sullivan Development, LLC).
AutoCheck was automatically run during the application process. 1 feedback item was
generated; 0 were resolved.

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