On the agenda: Piqua meeting — Data Center (Apr 10)

Development Department
Chad Henry – City Planner
201 West Water Street Piqua, Ohio 45356
[email protected]
(937) 778-2049

April 3, 2024
*** MEETING NOTICE ***
Please be advised that the Planning Commission meeting will be conducted on
Wednesday, April 10, 2024 at 6:00 PM at 201 W. Water St. in the Commission
Chambers.
Residents and others with interest in the agenda topics may attend the meeting or
submit public comment on an item until noon on the day of the meeting by
emailing [email protected] . Public comments submitted by the date/time
noted will be presented to the Planning Commission at the public hearing
proceedings.
The full agenda packet may be accessed by visiting the City’s website using this link
https://piquaoh.gov/AgendaCenter
Please contact this office if you have any questions pertaining to this notice.

Chad Henry
City Planner

PLANNING COMMISSION AGENDA
CITY OF PIQUA, OHIO
6:00 PM – WEDNESDAY, APRIL 10, 2024
MUNICIPAL GOVERNMENT COMPLEX
COMMISSION CHAMBERS – 201 W. WATER STREET
CALL TO ORDER
Chair Comments – Opening Remarks
ROLL CALL – Clerk Calls the Roll
Meeting Minutes – March 12, 2024
OLD BUSINESS
NEW BUSINESS
1. RESOLUTION PC 4-24
A resolution to approve a mural in the Downtown Zoning District at 212 N Main Street.
2. RESOLUTION PC-7-24
A resolution requesting a Special Use authorization to allow a hotel to be built at 902 Scott Drive.
3. RESOLUTION PC-8-24
A resolution for Planning Commission to appoint a member to serve on the Board of Zoning Appeals.
4. RESOLUTION PC-9-24
A resolution requesting a recommendation for the adoption of a new ordinance, Chapter 99; City of Piqua
Historic Preservation Ordinance.
5. RESOLUTION PC-10-24
A resolution requesting a recommendation for amendments to Chapter 32: Boards and Commissions.
6. RESOLUTION PC-12-24
A resolution requesting a recommendation for amendments to Title XV- Development Code.

OTHER BUSINESS/ADJOURNMENT

RESOLUTION No. PC 04-24
WHEREAS, Mainstreet Piqua, Inc., is requesting a Certificate of Appropriateness for a
mural at 212 N. Main St; and,
WHEREAS, the City of Piqua Code Section 4.7.10 provides the procedure for issuing a
Certificate of Appropriateness within the Downtown Historic District and,
WHEREAS, the Planning Commission has studied the request, conducted a public
hearing on the matter, and has established as fact that the proposed signage:
☐ Preserves distinctive stylistic features and examples of skilled craftsmanship of
historic buildings and other historic assets.
☐ Achieves the high design quality sought within the Downtown Historic District.
☐ Is compatible with the general economic development policies of the city.
☐ Will not threaten the general health, safety, and welfare of the public or
properties affected.
☐ Conforms to all other applicable plans, policies, and regulations of the city.
NOW THEREFORE BE IT RESOLVED, board member Eddie Harvey_ hereby moves to
table the request made, as described by this resolution, the testimony provided, and
the documents attached hereto, the motion is seconded by board member _Brad
Bubp_ and the voting record on this motion is hereby recorded as follows.

AYE

NAY

ABSTAIN

ABSENT

Mr. Gary Koenig

☒

☐

☐

☐

Mr. Eddie Harvey

☒

☐

☐

☐

Mr. Brad Bubp

☒

☐

☐

☐

Mr. Adam Seas

☒

☐

☐

☐

Mr. Terry Wright

☒

☐

☐

☐

RESOLUTION No. PC 04-24
WHEREAS, Mainstreet Piqua, Inc., is requesting a Certificate of Appropriateness for a
mural at 212 N. Main St; and,
WHEREAS, the City of Piqua Code Section 4.7.10 provides the procedure for issuing a
Certificate of Appropriateness within the Downtown Historic District and,
WHEREAS, the Planning Commission has studied the request, conducted a public
hearing on the matter, and has established as fact that the proposed signage:
☐ Preserves distinctive stylistic features and examples of skilled craftsmanship of
historic buildings and other historic assets.
☐ Achieves the high design quality sought within the Downtown Historic District.
☐ Is compatible with the general economic development policies of the city.
☐ Will not threaten the general health, safety, and welfare of the public or
properties affected.

☐ Conforms to all other applicable plans, policies, and regulations of the city.
NOW THEREFORE BE IT RESOLVED, board member _____________ hereby moves to
_______ the request made, as described by this resolution, the testimony provided,
and the documents attached hereto, the motion is seconded by board member
__________ and the voting record on this motion is hereby recorded as follows.

AYE
Mr. Gary Koenig

☐

Mr. Eddie Harvey

☐

Mr. Brad Bubp

☐

Mr. Adam Seas

☐

Mr. Terry Wright

☐

NAY

ABSTAIN

ABSENT

☐

☐

☐

☐
☐
☐
☐

☐
☐
☐
☐

☐
☐
☐
☐

Special Use Authorization
Application

HOW TO APPLY FOR A SPECIAL USE AUTHORIZATION
1. To have an item placed on the agenda, site plans and application materials may be submitted to
ƉŝƋƵĂƉFSNJUTΛƉŝƋƵĂŽŚ͘ŐŽǀ no later than 5:00 P.M. four weeks prior to the scheduled meeting date. Please include
the
following:
x
x
x

Completed application form with the name of person or persons requesting the Special Use, stating their
legal interest in the property and names of all interested persons;
Site plan of the lot showing proposed use, drawn to accurate scale, showing all pertinent information
pertaining to the Special Use Permit (including proposed date construction will be Completed);
$1ϱϬ.00 Application Fee to be paid at time of submittal.

2. Piqua Planning Commission will conduct a public hearing; and take final action at its regularly scheduled meeting,
the second Tuesday of each month.
3. All items must be received in the Planning & Zoning office no later than 5:00 P.M. four weeks prior to the
scheduled meeting date.
SUBMITTAL REQUIREMENT CHECKLIST
‫ ܆‬Application

‫ ܆‬Site Plan

‫ ܆‬Construction Drawings
(If applicable)

‫܆‬
■ Primary Contact

APPLICANT INFORMATION

‫ ܆‬$1ϱ0 Fee
(Cash or Check)

‫܆‬
■ Billing Contact

Bucyrus Lodging Inc.

First Last Name: Bucyrus Lodging Inc.

Raj Chandat

Contact Person First Last Name: Raj Chandat

719 Earick Road, Mansfield, OH 44903

Mailing Address: 719 Earick Road, Mansfield, OH 44903

419-989-9135

Phone Number: 419-989-9135

[email protected]

Email: [email protected]

Owner

Type of legal interest held by applicant: Owner
OWNER INFORMATION

Raj Chandat

First Last Name: Raj Chandat

719 Earick Road, Mansfield, OH 44903

Mailing Address: 719 Earick Road, Mansfield, OH 44903

419-989-9135

Phone Number: 419-989-9135

[email protected]

Email: [email protected]

1

201 W Water St | Piqua, OH 45356 | Office | 937.778.2049

Special Use Authorization
Application

LOCATION DETAILS

N44-072956

Street Address: 902
902 Scott
Drive,
Piqua,
OH OH Parcel ID Number: N44-072956
Scott
Drive,
Piqua,

Hotel

Existing Zoning District: CX -- Corridor
CorridorMixed
MixedUse
Use Existing Use: Hotel

Hotel

Proposed Special Use: Hotel

PROJECT INFORMATION - Attach additional page(s) if necessary.
Briefly describe the reason for the requested special use:

for hotels.
hotels.
Code Piqua requires a Special Use permit be filed for

ACKNOWLEDGMENT AND AUTHORIZATION
The undersigned acknowledges that the information provided herein is accurate to the fullest extent of their knowledge.

Applicant Name

Date

Applicant Signature

Title

2

201 W Water St | Piqua, OH 45356 | Office | 937.778.2049

Special Use Authorization
Application

SITE PLAN REQUIREMENTS
Many activities that require a permit require drawings to be submitted by professional architects, engineers, landscape
architects, or surveyors, as necessary.
Some activities are minor in nature and will not require professional drawings. The Development Department will
provide guidance on submittal requirements. The following provides a minimum standard for site plan submittal for
commercial construction applications that are determined by staff to be minor in nature.
x 8 ½” x 11” Site Plan drawn to identifiable engineer or architect scale
x North arrow
x All property lines
x Adjacent streets, alley and sidewalks
x Exact location of all existing buildings, including attached garages, detached garages, decks, sunrooms, pools and
sheds.
x All parking areas and driveways. Indicate surface material.
x The proposed structure (including signs) and the distance the structure will be from all property lines and other
structures. “Existing” and “Proposed” structures should be marked as such.

3

201 W Water St | Piqua, OH 45356 | Office | 937.778.2049

RED ROOF INN SITE REDEVELOPMENT
CITY OF PIQUA
Ex. CONDITIONS

www.CHOICEONEENGINEERING.com

SIDNEY, OHIO 937.497.0200
LOVELAND, OHIO 513.239.8554

LEGEND

REVISIONS:

FILE NAME

DRAWN BY

CHECKED BY

PROJECT No.
DATE

SHEET NUMBER

REVISIONS:

FILE NAME

DRAWN BY

CHECKED BY

PROJECT No.
DATE

SHEET NUMBER

RED ROOF INN SITE REDEVELOPMENT
CITY OF PIQUA
DIMENSIONING AND PAVEMENT PLAN

www.CHOICEONEENGINEERING.com

SIDNEY, OHIO 937.497.0200
LOVELAND, OHIO 513.239.8554

RESOLUTION No. PC 8-24
WHEREAS, Section 154.142 of the City of Piqua Code of Ordinances provides that
the Planning Commission will appoint a member to serve on the Board of Zoning
Appeals; and,
WHEREAS, __________ has been nominated by the Planning Commission and
agreed to serve in this capacity if appointed by the Planning Commission; and,
WHEREAS, the Planning Commission member nominated has agreed to serve on
the Board of Zoning Appeals until the next appointment is made in the Spring of
2029;
NOW THEREFORE BE IT RESOLVED, board member ___________ hereby moves to
approve the request made, as described by this resolution, the testimony
provided, and the documents attached hereto, the motion is seconded by board
member _________ and the voting record on this motion is hereby recorded as
follows.

Mr. Gary Koenig

AYE
☐

NAY
☐

ABSTAIN
☐

ABSENT
☐

Mr. Eddie Harvey

☐

☐

☐

☐

Mr. Terry Wright

☐

☐

☐

☐

Mr. Bradley Bubp

☐

☐

☐

☐

Mr. Adam Seas

☐

☐

☐

☐

CHAPTER 99:

PIQUA HISTORIC PRESERVATION ORDINANCE

Section 99.01

Introduction

Section 99.02

Purpose

Section 99.03

Definitions

Section 99.04

District Boundaries / Current Landmarks

Section 99.05

Commission

Section 99.06

Process

Section 99.07

Criteria for demolition or relocation of a structure

Section 99.08

Modifications

Section 99.09

Demolition by Neglect

Section 99.10

Accidental Damage

Section 99.11

Enforcement and Penalties

Section 99.12

Severability

§ 99.01

INTRODUCTION

The City of Piqua has a rich history dating back to its Native American roots. The name
Piqua is derived from a Native American word meaning “man who arose from the
ashes” or “ashes to ashes”. The area was inhabited by various indigenous tribes,
including the Shawnee, Miami, and Delaware.
Fort Piqua was established in 1793 by General Anthony Wayne during the Northwest
Indian War, and the City of Piqua was founded in 1807 and incorporated in 1823.
Piqua's early industry was successful due to its location along the Miami River, which
provided power for mills and other industries. The city became known for its
manufacturing, including paper mills, foundries, and agricultural equipment.
The construction of the Miami and Erie Canal in the 1830’s further stimulated Piqua's
economy by providing a transportation route for goods and people. The canal
connected Piqua to other major cities in Ohio and beyond.
Piqua was a center of abolitionist activity in the mid-19th century. The town was a stop
on the Underground Railroad, and many residents were involved in the anti-slavery
movement.

Piqua boasts several historic structures and landmarks that are still standing today,
including the Fort Piqua Plaza, which now houses a library and meeting spaces. The
Johnston Farm & Indian Agency provides insight into the area's early history and the
interactions between Native Americans and European settlers, as well as many others
on the National Register of Historic Places.
The Caldwell Historic District was listed on the National Register of Historic Places in
1985 and includes portions of North Main Street, Wayne Street, Downing Street,
Caldwell Street, West Ash Street, Greene Street, North Street, Mound Street, and Park
Avenue.
These areas contribute tremendously to the vibrancy of the downtown area, which is
why the City has made significant efforts to preserve their historical character, including
applying to be a Certified Local Government (CLG) with the State of Ohio, and
establishing these local guidelines and standards for renovation, rehabilitation, and
demolition.
The CLG program is a federal, state, and local partnership that promotes the
preservation of local historic resources by providing assistance to local communities
including funding (i.e., matching grants program) that can be used for a variety of
preservation projects. To become a CLG, the city must have the following:
•
•
•

•

A qualified commission of at least five members who designate historic properties
and review proposed changes to the historic environment;
An ordinance designed to protect historic resources and offer guidance to those
wishing to make changes to historic buildings, sites, and districts;
A procedure for identifying historic properties by which they can be surveyed and
recorded, designated locally, and nominated to the National Register of Historic
Places; and
A public participation program which invites and encourages citizens to
participate in the community's historic preservation program.

§ 99.02

PURPOSE

The Piqua Historic District (the “District”) shall be established by ordinance of the City
Commission and shall include two primary area designations – the Piqua-Caldwell
Historic District, a previously designated and authorized place on the National Historic
Register; the Downtown Piqua Historic District; and multiple local landmarks.
New construction, renovation, rehabilitation, and even maintenance of a structure within
a historic district have so many variables that it is almost impossible to apply a strict set
of standards to all structures. Each structure may have been built for a different
purpose, in a different era, and/or with a different architectural style or theme that may
vary greatly from an adjacent structure or one that is in the same neighborhood but just
down the street. The purpose of this document is to provide a framework of design

guidelines that the City Historical Review Commission (CHRC) and staff can use when
reviewing an application for a Certificate of Appropriateness (COA), discussed later in
this document. These guidelines are not a substitute for any standards found in
applicable building or fire codes, or for those standards found in the City of Piqua
Development Code (Title XV).
Landmark Structures may also be subsequently added to the District registry by the
CHRC and this document creates an approval process and standards for authorization.
§ 99.03
1.
2.

3.
4.
5.

6.
7.

8.
9.
10.

DEFINITIONS
Archaeology / Archaeological site - is a location that contains physical
evidence of past human behavior that allows for its interpretation.
Alteration - Any act or process that changes one or more of the exterior
architecture features of a building or structure, including but not limited to
the erection, construction, reconstruction, or removal of the building or
structure
Addition - Any act or process that changes one or more of the exterior
architectural features of a building or structure by adding to, joining with or
increasing the size or capacity of the building or structure.
Building - Any structure created for the support, shelter or enclosure of
persons, animals, or property of any kind and which is permanently affixed
to the land.
Certificate of Appropriateness - A certificate issued by the CHRC
indicating that a proposed change, alteration or demolition of a historic
building or structure or within a historic site or district, is in accordance
with the provisions of this chapter and local design guidelines.
Change - Any alteration, demolition, removal or construction involving any
property subject to the provisions of this chapter.
CHRC – City Historic Review Commission. The body who is empowered
to review and approve landmark designations and certificates of
appropriateness for historic structures and sites within designated
boundaries in the City of Piqua.
Construction - The act of constructing an addition to an existing structure
or the erection of a new principal or accessory structure on a lot or
property.
Demolition - Any act or process that destroys in part or in whole any
building or structure.
Demolition by Neglect - Any failure in the maintenance and repair of any
site or structure within any historic district that results in any of the
following conditions:
a.
The deterioration of the foundation, exterior wall, roof, chimney,
door or window, to an extent that creates or permits a hazardous
condition to exist; or

b.

11.
12.

13.

14.
15.
16.

17.

18.

19.

The deterioration of the foundation, exterior wall, roof, chimney,
door or window, the lack of adequate waterproofing, or the
deterioration of interior features which will or could result in
permanent damage, injury, or loss of the foundations, exterior wall,
roof, chimney, door or window of the structure.
Historic District - Any area designated by ordinance of the City which
may contain within definable geographic boundaries, buildings, structures
or sites of historic, architectural or archaeological significance
Historic Structure - Any building or structure which has historic,
architectural or archaeological significance and has been so designated
according to the provisions of this chapter. The significance of a property
to the history, architecture, archaeology, engineering, or culture of a
community, state, or the nation. It may be achieved in several ways:
•
Association with broad pattern of our history, events, activities, or
patterns
•
Association with important persons
•
Distinctive physical characteristics of design, construction, or form
•
Potential to yield information important in history or prehistory
(archaeology)
Landmark - Any building, structure or archaeological site that has been
designated as a "landmark" by the City of Piqua or the CHRC, pursuant to
procedures proscribed herein, that is worthy of preservation, restoration or
rehabilitation because of its historic, architectural or archaeological
significance. This may or may not be recorded within the National
Register of Historic Places.
Owner - the owner or owners of record
Preservation - The act or process of applying measures necessary to
sustain the existing form, integrity and materials of an historic property.
Reconstruction - The act or process of depicting, by means of new
construction, the form, features, and detailing of a non-surviving site,
landscape, building, structure or object for the purpose of replicating its
appearance at a specific period of time and in its historic location.
Rehabilitation - The act or process of making possible a compatible use
for a property through repair, alterations, and additions while preserving
those portions or features, which convey its historical, cultural, or
architectural values.
Restoration - The act or process of accurately depicting the form,
features, and character of a property as it appeared at a particular period
of time by means of the removal of features from other periods in its
history and reconstruction of missing features from the restoration period.
The limited and sensitive upgrading of mechanical, electrical, and
plumbing systems and other code required work to make properties
functional is appropriate within a restoration project.
State Historic Preservation Office (SHPO) –The official historic
preservation agency of the State of Ohio.

§ 99.04
A.

DISTRICT BOUNDARIES / CURRENT LANDMARKS
The boundary of the Piqua Historic District shall consist of two separate
sub-areas – the Caldwell Historic District and the Downtown Historic
District. A map of said boundaries shall be attached to the approved
Ordinance as Exhibit A. These boundaries shall be considered and
documented as a zoning overlay district with additional regulations as
noted within Chapter 99. Those boundaries generally include the
following roadways:
•
•
•
•

B.

N. Main Street – Wood Street to Riverside Drive;
N. Wayne Street – Water Street to Riverside Drive;
N. Downing Street – Water Street to Park Avenue;
Caldwell Street – High Street to Camp Street.

Current designated areas and landmarks on the National Register of
Historic Places or are designed as local landmarks approved by the
CHRC within the City of Piqua which may or may not be located within the
Piqua Historic District but are regulated by Chapter 99 are noted below.
Additional local landmarks may be added by the CHRC per the process
noted in § 99.06 and will be added to the list below.
Buildings / Structures
1.
Fort Piqua Plaza. 114 W. Main Street, Piqua, OH 45356
•
Added 2/15/1974
•
National Historic Register - Reference #74001576
2.
Arrowston. 1220 Park Avenue, Piqua, OH 45356
•
Added 2/8/1980
•
National Historic Register - Reference #8003162
3.
Rial / York House. 8280 McFarland Street, Piqua, OH 45356
•
Added 8/12/1986
•
National Historic Register - Reference #86002620
4.
Old Piqua High School. 316 N. College Street, Piqua, OH 45356
•
Added 8/22/1996
•
National Historic Register - Reference #96000927
5.
Zollinger Building. 101 S. Wayne Street, Piqua, OH 45356
•
Added 12/15/2015
•
National Historic Register - Reference #15000903
Historic Districts
6.

Piqua – Caldwell Historic District. Defined Boundary.

•
•
§ 99.05

Added 1/11/1985
National Historic Register - Reference #71000646

COMMISSION

A.

Established / Membership. The City Historic Review Commission
(CHRC) is established and membership is defined under § 32.110, and
shall follow all requirements of that section of this Code.

B.

Powers. The CHRC shall determine the appropriateness of the
application of any property owner regarding the demolition, construction,
preservation, restoration, rehabilitation of any home, commercial
establishment or other structure, or new construction within the Piqua
Historical District and to ensure that work conforms to the City’s historic
preservation goals and the guidance provided by the The Secretary of the
Interior's Standards for the Treatment of Historic Properties with
Guidelines for Preserving Rehabilitating, Restoring & Reconstructing
Historic Buildings, 2017 (see https://www.nps.gov/tps/standards.htm).
Minor work, as delegated by the CHRC, is approved by the Community
Services Director following the policy guidance of the CHRC. The CHRC
shall also be empowered to designate local landmarks within the City of
Piqua.

§ 99.06

PROCESS

A.

The CHRC shall review and have final approval authority over two types of
applications – Landmark Designation Requests and Certificates of
Appropriateness. Reviews for designation as a local landmark may occur
outside of the boundaries of the Piqua Historic District, but once approved,
all applicable regulations within Chapter 99 will become effective on the
property.

B.

Application Initiation. Any person, firm, corporation or agency may
submit an application to the CHRC, provided they are the owner or the
owner’s representative of the property for which the application is being
submitted.

C.

Landmark / District Designation.
1.
Designation General Review Criteria. To consider the
designation of any area, property, or site as a historic district or
local landmark in the Piqua Historic District registry, the CHRC shall
apply the following criteria:
a.
Its character, interest or value as part of the development,
heritage or cultural characteristics of the city, state or nation;
b.
Its location as a site of a significant historic event;
c.
Its identification with a person significant in our past;

d.

2.

D.

Its exemplification of the cultural, economic or social heritage
of the city, state or nation;
e.
It portrayal of a group of people in an era of history,
characterized by a distinctive architectural style;
f.
Its embodiment of distinguishing characteristics of a building
type or architectural style;
g.
Its embodiment of elements of architectural design, detail,
materials or craftsmanship, which represent a significant
architectural innovation;
h.
Its identification as the work of an architect or master builder
who work has influenced the city, state or nation; and/or
i.
Its potential to yield information important in prehistory or
history (archaeology).
Registry. A digital registry of structures and locations will be
managed by the Community Services Department, which will be
publicly available for review through the City of Piqua GIS portal.
The CHRC shall work to conduct a continuing survey of cultural
resources in the community according to guidelines established by
SHPO.

Certificate of Appropriateness
1.
General Review Criteria. Proposals must be approved where the
applicant is found to have made a good-faith effort to match historic
features with suitable materials and has achieved the stated goals
of the CHRC and the spirit and intent of the Secretary of the
Interior’s Standards and Guidelines.
a.
Materials that would have been used in historic construction
are encouraged and may be required to preserve significant
features. In some cases, modern materials exist which are
able to perform better in the weather and area not noticeably
different viewed from public right-of-way. These modern
equivalents may also be approved where the CHRC has
found their use appropriate and in fulfillment of preservation
goals.
b.
The CHRC and Community Services Director or his/her
designee have the authority to make minor adjustments to
the design standards of the City of Piqua Development Code
(Title XV) for any Piqua Historic District property where the
adjustment will achieve goals of historic preservation as
outlined by the Secretary of the Interior’s Standards and
Guidelines.
2.
Certificate of Appropriateness is required before any change of
any property within the district, including any demolition,

3.

4.

construction, reconstruction, or restoration of the exterior of a
building; placement of new landscaping; erection of new signs: and
any material alteration in landscaping, signage, exterior color, or
external architectural features, may occur on any property
registered within the Piqua Historic District. Any gradual change of
a structure constituting a significant modification must also receive
a Certificate of Appropriateness to achieve compliance.
A Certificate of Appropriateness is not required for the following:
a.
The ordinary maintenance or repair of any property that does
not involve a change in design, material, color, signage or
outer appearance. This includes in-kind replacement of
existing windows or doors;
b.
Any change that the Miami County Building Official
determines to be required for public safety because of an
unsafe condition;
c.
Interior arrangements within a building; and
d.
Where a building has been compromised and must be
temporarily secured. For example, a broken window must be
boarded or patched, or a temporary door installed until a
compliant door may be found. A Certificate of
Appropriateness for changes made for temporary security
must be sought within 30 days of any modification.
The Community Services Director or his/her designee has the
authority to review and approve minor work in the Piqua Historic
District. Minor work approvals will be reported to the CHRC and
includes:
a.
Any modification to an existing structure, previously
designated as not historically significant by the CHRC, that
the Community Services Director or his/her designee deems
to have no impact on any surrounding historically significant
structure. Modifications must be found by the Community
Services Director to be reasonably fitting with the character
of the Piqua Historic District.
b.
The construction of a new structure on a property within the
Piqua Historic District. To qualify as minor work, the new
construction must meet all standards of the City of Piqua
Development Code without any variance.
c.
Repainting of previously painted surfaces. Applicants are
encouraged to select from historic color palettes appropriate
to the era of the Historic District. Applicants are required to
use their painting choices to highlight architectural features
of a building with use of accent colors and to avoid using the
same color over all surfaces of a facade. Applicants are

encouraged to select paint colors that do not match those of
neighboring structures. The Development Director may not
approve any fluorescent paint color as minor work;
d.
In-kind repair or replacement of existing siding, doors,
windows, roofs, gutters and downspouts. The Community
Services Director may not approve any deviation from the
materials or appearance of any significant architectural
feature;
e.
Installation of, or changes to, off-street parking and loading,
including curb cuts;
f.
Repair of exterior surfaces such as caulking, masonry
repainting, and nonabrasive cleaning;
g.
Replacement, removal or installation of fencing;
h.
The removal of structures or additions previously designated
by the CHRC as not historically significant;
i.
The installation of signs that meet all standards of the City of
Piqua Development Code (Title XV) without any variance
unless otherwise stated to require CHRC review; and
j.
Temporary installation of lights, art displays, signs or
decorations for a period of less than 60 consecutive days.
5.
It is recommended that applicants within the Piqua Historic District
contact the City to verify a Certificate of Appropriateness is not
required before proceeding with any work.
6.
Certificate Revisions. Minor revisions to an approved Certificate
of Appropriateness may be approved by the Community Services
Director following review consistent with this Ordinance.
7.
Certificate Expiration. An application submitted for a Certificate of
Appropriateness will expire if there is no activity within 60 days of
the issuance of the Certificate.
8.
Validity. A Certificate of Appropriateness remains valid for 180
calendar days. Construction of the change must be completed
before the expiration of the issued Certificate of Appropriateness.
The Community Services Director is authorized to grant, in writing,
an extension of a Certificate of Appropriateness for a period not
more than 180 calendar days. When requesting an extension of a
Certificate of Appropriateness, the applicant must provide the
Department with a letter stating the reason for the delay of project
completion. In no case will a Certificate of Appropriateness remain
valid for more than 12 months. Projects associated with expired
certificates must submit a new Certificate of Appropriateness
application and may be subject to denial.
E. Alternative Equivalent Compliance. Alternative equivalent compliance
is a procedure that allows an applicant for a COA, and other limited

applications, to propose unique design options, new materials, or new
technologies, as an alternative to a standard or guideline established in
the City of Piqua Development Code provided it meets or exceeds the
intent of the design-related provisions. It is not a variance, waiver or
weakening of regulations; rather, this procedure permits an applicant to
suggest an alternative approach that is very specific to the project and that
is equal to or better than the strict application of a specific standard or
guideline. An approval of an alternative equivalent compliance shall apply
only to the specific site for which it is requested and does not establish a
precedent for assured approval of other requests.
An alternative equivalent compliance application can be obtained at the
Community Services Department. The application shall be reviewed
simultaneously with the COA application with the CHRC having the
authority to make a decision on both applications.
Decisions on an alternative equivalent compliance application shall be
based on consideration of the review criteria summarized as follows:
1.

The proposed alternative achieves the intent of the subject
standard or guideline to the same or better degree than the subject
standard or guideline;

2.

The proposed alternative achieves the goals and policies of the
comprehensive plan to the same or better degree than the subject
standard or guideline;

3.

The proposed alternative results in benefits to the community that
are equivalent to or better than compliance with the subject
standard or guideline; and

4.

The proposed alternative imposes no greater impacts on adjacent
properties than would occur through compliance with the specific
requirements of this Historic Preservation Ordinance or the
standards of Title XV – Development Code.

F. Public Hearing. The CHRC shall set a date and time for a public hearing
once an application is filed and fees are paid, which shall not be less than
ten (10) days nor more than sixty (60) days from the filing date.
1.
Written notice of the hearing shall be given at least ten (10) days
prior to the hearing date to the owners of property within and
contiguous to and directly across the street from the applicant’s
property.
2.
In addition, public notice of such hearings as to the time, place,
date, and subject of the hearing, shall be placed on the City of

Piqua website. Any party in interest may appear and be heard at
the hearing in person, by agent, or by attorney.
G. Historical Significance. For buildings and structures within the
boundaries of the Piqua Historic District, the CHRC shall determine if a
building is historically significant based on the criteria defined in
§99.03.12. If a structure is not determined to be historically significant by
a majority of the CHRC by vote, the property may be permitted to have
reduced requirements or have alternative equivalent compliance as
defined in §99.06.E.
H. Decision. Minutes of each meeting shall be kept and shared publicly after
they are formally approved. The CHRC shall render a written decision of
a majority of the members of the Commission without any unreasonable
delay after the close of a hearing, and in all cases, within forty-five (45)
days after the close of the hearing. A copy of the decision and findings
shall be sent to the owner, applicant, Planning Commission, and City
Commission.
I. Appeal. In the event that the CHRC does not approve an application, the
applicant has the right to appeal that decision to the City of Piqua Board of
Zoning Appeals, pursuant to the City of Piqua Development Code (Title
XV).

§ 99.07

CRITERIA FOR DEMOLITION OR RELOCATION OF A STRUCTURE

A.

The demolition or relocation of a structure may only be considered if the
CHRC finds that the following conditions prevail:
1.
There is no viable economic use of the structure as it exists; and
2.
A written report by a contractor acceptable to the CHRC
demonstrates it is not feasible to restore the structure.

B.

The CHRC may also take into consideration the following criteria when
making their decision:
1.
The historic, scenic, cultural, aesthetic or architectural significance
of the building, structure, site or object;
2.
The importance of the historic structure, building, site or object to
the ambiance of a district;
3.
The difficulty or the impossibility of reproducing such a structure,
building, site or object because of its design, texture, material,
detail or unique location;
4.
Whether the historic structure, building, site or object is one of the
last remaining examples of its kind in the City;

5.
6.
7.
8.
9.
C.

§ 99.08

Whether there are definite plans for reuse of the property if the
proposed demolition is carried out, and what the effect of those
plans on the character of the surrounding area would be;
Whether the structure would be more appropriate in the proposed
new location;
Whether the property owner has listed the property for sale to
attempt to save the structure;
Whether reasonable measures can be taken to save the historic
structure, building, site or object from collapse; and
Whether the historic structure, building, site or object is capable of
earning reasonable economic return on its value.

Issuance of a Certificate of Appropriateness for demolition must be
followed by a demolition permit, as outlined within the Piqua Development
Code – Title XV - Article 7 (Administration). Demolition adjacent to
sensitive historic structures must present liability insurance sufficient to
cover unintentional damage to adjacent historic structures. A plan must be
submitted to demonstrate how loss of adjacent historic property will be
prevented.
MODIFICATIONS

Exterior modifications of a historic structure within the Piqua Historic District requires a
Certificate of Appropriateness (§ 99.06.D)
§ 99.09

DEMOLITION BY NEGLECT

Demolition by neglect is prohibited. Demolition by neglect means any failure in the
maintenance and repair of any designated site or structure within the District that results
in any of the following conditions:
A.

The deterioration of the foundation, exterior wall, roof, chimney, door or
window, to an extent that creates or permits a hazardous condition to
exist; or

B.

The deterioration of the foundation, exterior wall, roof, chimney, door or
window, the lack of adequate waterproofing, or the deterioration of interior
features which will or could result in permanent damage, injury, or loss of
the foundations, exterior wall, roof, chimney, door or window of the
structure.

§ 99.10

ACCIDENTAL DAMAGE

An owner of a designated landmark property will be responsible for maintaining
adequate insurance coverage of an amount to cover any damage to the exterior of the
structure, including the total reproduction of the building and any historically significant

accessory buildings should any damage occur or demolition be necessary due to fire,
flood, or other accidental cause. If insurance coverage is not maintained, the owner will
be responsible for the cost of repairs.
§ 99.11

ENFORCEMENT AND PENALTIES

A.

If it is found that any of the provisions of these standards are being
violated, the person responsible for such violations shall cease all work
upon notification and no work shall be performed except to correct the
violations. All work shall be corrected within a reasonable period and any
violations not corrected within the specified time may be prosecuted.

B.

Whoever constructs, reconstructs, or alters any exterior architectural
feature or demolishes a substantial part or all of any building within the
District without a Certificate of Appropriateness shall be fined not more
than one hundred dollars ($100.00). Each day of violation shall be
considered a separate offense. Whoever violates this section shall be
required to restore and reconstruct such features in full detail.

§ 99.12

SEVERABILITY

If any provision of this Ordinance or the application thereof is held invalid, such invalidity
shall not affect other provisions or application of this Ordinance which can be given
effect without the invalid provision or application, and to this end, the provisions of this
Ordinance are hereby declared severable.

RESOLUTION No. PC 9-24
WHEREAS, an amendment has been proposed to adopt “Chapter 99: City of
Piqua Historic Preservation,” to the Code of Ordinances as shown in Exhibit A,
attached; and,
WHEREAS, the Planning Commission has studied the request, conducted a public
hearing on the matter, and has established findings that indicate the proposed
code amendment:
☐ Will not threaten the general health, safety, and welfare of the
community; and
☐ Conforms to all applicable plans and policies of the city.
NOW THEREFORE BE IT RESOLVED, board member ________________ hereby moves
to recommend approval of the ordinance change, as described by “Exhibit A,”
the motion is seconded by board member ________________ and the voting
record on this motion is hereby recorded as follows.

Mr. Gary Koenig

AYE
☐

NAY
☐

ABSTAIN
☐

ABSENT
☐

Mr. Eddie Harvey

☐

☐

☐

☐

Mr. Terry Wright

☐

☐

☐

☐

Mr. Bradley Bubp

☐

☐

☐

☐

Mr. Adam Seas

☐

☐

☐

☐

MODIFICATIONS TO CHAPTER 32 – BOARDS AND
COMMISSIONS
Board of Zoning Appeals
§ 32.095 ESTABLISHMENT; MEMBERSHIP.
There is hereby established a Board of Zoning Appeals (BZA). The board shall have the
duties and powers imposed by ordinance and this code. The board shall hear appeals
from decisions and adjudications under the city's zoning regulations made by the
Community Services Director, City Planner, Code Compliance Coordinator, and other
persons or administrative bodies authorized to administer and enforce the city's zoning
regulations.
(a)
(b)
(c)
(d)
(e)
(f)
(g)

The Board shall consist of five (5) members, who shall be residents of the
city and serve five-year terms.
The City Commission shall appoint members of the BZA and may remove
any member of the Board for cause upon written charges after a public
hearing.
The City Commission shall remove any member of the Board who during
his or her term changes his or her residence to outside the city.
Vacancies shall be filled by the City Commission for the unexpired term of
the member affected.
One member of the Planning Commission shall be a member of the BZA,
and will be appointed by the chair of the Planning Commission annually.
There shall not be any limit to the number of terms for a BZA member.
The City Planner shall be a nonvoting ex-officio member of the Board of
Appeals.

§ 32.096 ORGANIZATION.
The BZA shall annually elect its own officers as well as adopt rules as necessary to
allow for the efficient and effective management of meetings.
(a)
(b)
(c)
(d)
(e)

Officers shall be the Chair and Vice-Chair.
Meetings shall be held at the call of the Chair and at any other times as
the Board may determine.
Three members of the BZA shall constitute a quorum for the conducting of
business.
The Chair, or in his or her absence, the Vice-Chair may administer oaths
and compel the attendance of witnesses.
All meetings and records shall be open to the public, with public meeting
minutes being adopted formally.

§ 32.097 JURISDICTION.

(a)

(b)

Any person, property owner, tenant, or any governmental officer,
department, board, or bureau may apply for exception or variance from
the strict applications of terms of the City of Piqua Development Code
(Title XV), or appeal a decision of the enforcing officer to the Board of
Appeals as defined within this Code.
Any appeal of a ruling of the enforcing officer shall stay all proceedings
unless the enforcing officer certifies that, by reason of acts pertaining to
the matter in question, a stay may jeopardize the health, safety or welfare
of the community thereof. When the certification is made, proceedings
shall not be stayed except by a restraining order granted by the court of
common pleas.

§ 32.098 POWERS.
The Board of Zoning Appeals shall have the powers and duties expressly identified in
the Development Code (Title XV), specifically under Article 7.1.3.

City Historic Review Commission
§ 32.110 ESTABLISHMENT; MEMBERSHIP.
There is hereby established a City Historic Review Commission (CHRC) of five (5)
members. The board shall have the duties and powers imposed by ordinance and this
code .
(a)
(b)
(c)

(d)
(h)
(i)
(j)

Members shall be residents of the city of Piqua.
No member shall be an official or employee of the city.
Members shall serve without compensation and shall be appointed for a
term of five (5) years, except that of the members first appointed, one shall
be for a term of one (1) year, one for two (2) years, one shall be for three
(3) years, one for four (4) years, and one for five (5) years.
To the extent possible, the CHRC shall include professional members in
the fields of architecture, architectural history, history, archaeology,
planning, or related disciplines.
The City Commission shall appoint members of the CHRC and may
remove any member of the Commission for cause upon written charges
after a public hearing.
The City Commission shall remove any member of the Commission who
during his or her term changes his or her residence to outside the city.
Vacancies on the CHRC shall be filled within 60 days by the City
Commission, unless extenuating circumstances require a longer period.

§ 32.111 ORGANIZATION.
The CHRC shall annually elect its own officers as well as adopt rules as necessary to
allow for the efficient and effective management of meetings.
(a)
(b)
(c)
(d)
(e)

Officers shall be the Chair and Vice-Chair.
Meetings shall be held at the call of the Chair and at any other times as
the Commission may determine, but at least quarterly (four times per
year).
Three members of the CHRC shall constitute a quorum for the conducting
of business.
All meetings and records shall be open to the public, with public meeting
minutes being adopted formally.
Staff in the Community Services Department shall produce an annual
report in conjunction with the CHRC that is published annually and
available for public inspection.

§ 32.112 POWERS.
The CHRC shall have the powers and duties expressly identified in Chapter 99 Piqua
Historic Preservation Ordinance, specifically § 99.05.B.

RESOLUTION No. PC 10-24
WHEREAS, an amendment has been proposed to amend “Chapter 32: Boards
and Commissions” to the Code of Ordinances as shown in Exhibit B, attached;
and,
WHEREAS, the Planning Commission has studied the request, conducted a public
hearing on the matter, and has established findings that indicate the proposed
code amendment:
☐ Will not threaten the general health, safety, and welfare of the
community; and
☐ Conforms to all applicable plans and policies of the city.
NOW THEREFORE BE IT RESOLVED, board member ________________ hereby moves
to recommend approval of the ordinance change, as described by “Exhibit A,”
the motion is seconded by board member ________________ and the voting
record on this motion is hereby recorded as follows.

Mr. Gary Koenig

AYE
☐

NAY
☐

ABSTAIN
☐

ABSENT
☐

Mr. Eddie Harvey

☐

☐

☐

☐

Mr. Terry Wright

☐

☐

☐

☐

Mr. Bradley Bubp

☐

☐

☐

☐

Mr. Adam Seas

☐

☐

☐

☐

MODIFICATIONS TO TITLE XV – Development Code
Modify the Primary Use Table (Page 3-7)
•

Add Data Center to Industrial uses, above Self-Service Storage, with it being a
special use in the IL District, and Permitted in the IH District.

Modify 3.6.3A.1
3.6.3 A.1.
In T-FX districts, all moderate-impact industrial uses must take place within a fullyenclosed building. The scale of these operations are limited to
Add 3.6.9.
3.6.9. Data Center
Data Center means real and personal property consisting of buildings or structures
specifically designed or modified to house networked computers and data and
transaction processing equipment and related infrastructure support equipment,
including, without limitation, power and cooling equipment, used primarily to provide, as
a serve to person other than the company operating the data center, data and
transaction processing services, outsource information technology services and
computer equipment co-location services, or, used primarily to provide to a single user,
including the user’s affiliates, customers, lessees, vendors and other persons
authorized by the user, data and transaction processing services.
A.

Use Standards
1.

Outdoor areas used for the loading, parking, and storage of tractor trailers
must be screened using a Moderate-Impact Common Lot Line Screen
(§4.3.7) along all common lot lines except for an abutting warehouse and
distribution or industrial use.

2.

Outdoor areas used for the loading, parking, and storage of tractor trailers
must be screened using a High-Impact Frontage Screen (§4.3.7) along all
lot lines abutting a public right-of-way.

Modify 4.7.10 Signs in the Downtown Districts
6. All new murals on Historic District Overlay (HLO) properties within the Downtown zoning

districts require approval from the Planning Commission to examine location, color palette, and the
mural's potential effects on the building's materials and architectural features. Where a structure has
been registered as an HLO, the Planning Commission will review the proposal as a request for a
Certificate of Appropriateness.

Modify 7.1.1 Summary of Review Authority
Remove Historic Preservation section completely.

Modify 7.1.2 – Development Director
7.1.2 – Development Director
The title “Development Director” shall reference the Director of the Community Services
Department or other titled department that has management authority over the Planning
and Zoning Division and has those powers and duties expressly identified in this Article,
including but not limited to:
…
B. Decision
To review and decide on applications for:
1.

development and sign permits;

2.

temporary use permits;

3.

final plats without dedication;

4.

administrative adjustments; and

5.

Certificates of Appropriateness where allowed in this Development Code and
Chapter 99 – Piqua Historical Preservation Ordinance.

Modify 7.1.3. Board of Zoning Appeals
The Board of Zoning Appeals (BZA) is established and organized under § 32.095 and §
32.096 of the City of Piqua Codified Ordinances. The Board of Zoning Appeals has
those powers and duties expressly identified in this Article, including but not limited to:
A. Decision
To review and decide on applications for:
1. appeals of administrative decisions;
2. appeals of interpretation of this Development Code;
3. variances; and
4. appeals of action by the Development Department to enforce this Development
Code.

Modify 7.1.4. Planning Commission
Remove “C. Historic Preservation” in its entirety.
Modify 7.2.3 Special Use Permit
K.5 Preservation of Exterior Architectural Features
Proposals for adaptive reuse must preserve the exterior appearance of the church or
other place of worship structure. Additions or alterations to sites must receive a
Certificate of Appropriateness from the City Historic Review Commission (Chapter 99 of
the City of Piqua Codified Ordinances).
Modify section 7.2.5 – Development Permit
…
H.

Administrative Adjustment
2.

Approval Criteria
b.
In addition, the adjustment may not exceed a change of
more than 15% to any numerically described standard,
unless a separate standard on the same site is improved by
an equal or greater amount . For example, if the maximum
width allowed for a building is 150 feet, an administrative
adjustment may be allowed up to 172.5 total feet. Beyond
this cap on adjustments, the Development Director may
require an additional 15% landscape screening or other
equivalent standard in replacement, or require a variance
must be sought. The Development Director may not create
more restrictive standards through adjustments, unless
agreed to by the developer, builder, or permit application
requestor.

7.2.10. Certificate of Appropriateness
Remove Section in its entirety.
Certificates of Appropriateness are reviewed and approved by the City Historic
Preservation Commission (CHRC) per Chapter 99.06.D.
Modify section 7.4 – Review Fees and Registration
Zoning Verification Letter - $30 per parcel

RESOLUTION No. PC 11-24
WHEREAS, an amendment has been proposed to amend “Title XV-Development
Code” to the Code of Piqua as shown in Exhibit C, attached; and,
WHEREAS, the Planning Commission has studied the request, conducted a public
hearing on the matter, and has established findings that indicate the proposed
code amendment:
☐ Will not threaten the general health, safety, and welfare of the
community; and
☐ Conforms to all applicable plans and policies of the city.
NOW THEREFORE BE IT RESOLVED, board member ________________ hereby moves
to recommend approval of the ordinance change, as described by “Exhibit A,”
the motion is seconded by board member ________________ and the voting
record on this motion is hereby recorded as follows.

Mr. Gary Koenig

AYE
☐

NAY
☐

ABSTAIN
☐

ABSENT
☐

Mr. Eddie Harvey

☐

☐

☐

☐

Mr. Terry Wright

☐

☐

☐

☐

Mr. Bradley Bubp

☐

☐

☐

☐

Mr. Adam Seas

☐

☐

☐

☐