Board of Zoning Appeals
Regular MeetingPiqua, OH · August 24, 2021
Minutes
CITY OF PIQUA, OHIO
BOARD OF ZONING APPEALS MEETING MINUTES
MUNICIPAL GOVERNMENT COMPLEX – COMMISSION CHAMBERS
6:00 P.M. – TUESDAY, AUGUST 24, 2021
TO ORDER
At approximately 6:00pm Chair Person David Fishback called the meeting to order. The
Introductory Statement of BZA Duties were outlined as well as the order of business to
be followed. Meeting conduct procedures were reviewed and those in attendance
were sworn in. All present were asked to stand and raise their right hand. The Chairman
administered an oath to all present to testify before the BZA asking them to swear or
affirm to tell the truth, and to acknowledge their intent to abide by the oath
administered by stating, “I do” or “opposed”. All present stood and took the oath to tell
the truth with all persons present stating “I do”.
ROLL CALL
Members Present: David Fishback, Joe Wilson, Wayne Davey
Absent: April Dankworth, Wayde Davis
MEETING MINUTES
Approval of the minutes from the July 27, 2021 Board of Zoning Appeals Meeting will be
voted on at the next scheduled meeting.
NEW BUSINESS
RESOLUTION BZA 13-21
A Resolution to consider a variance requested by the YMCA of Miami County to
construct a 60 foot 8 inch structure in the CBD - Central Business District where the
maximum height is 35 feet
Kyrsten French, City Planner, gave the staff report. It was explained that the YMCA
plans to reconstruct their downtown fitness complex and community center across the
street from their current location. They have assembled approximately 9/10s of an acre.
Additional height will be used to provide room for the indoor amenities they seek to
offer their members.
The proposal is to construct a 300' long building that extends through the block from
High St to Ash St. It is along this span of the building that the applicant has proposed a
height of just over 60'. Kyrsten noted that the residence at 321 N Downing St and the
adjacent historic Cyrene AME Church at 227 W. Ash Street will be most proximate to the
new build. The portion of the building directly behind the residence and historic church
will be used for one of the indoor gyms at the complex.
The new structure proposed would be south and east of these properties. Sunlight to
these properties will decrease after the new build. The 60' wall that will be located
behind these properties will be set back approximately 10' from the back step of the
residence. This meets the minimum setback requirement in the CBD for adjacent
Page 1 of 3
CITY OF PIQUA, OHIO
BOARD OF ZONING APPEALS MEETING MINUTES
MUNICIPAL GOVERNMENT COMPLEX – COMMISSION CHAMBERS
6:00 P.M. – TUESDAY, AUGUST 24, 2021
residential properties, though that minimum setback was adopted with a height
maximum of 35' in mind.
There are existing buildings in Piqua's downtown that are approximately as tall as the
proposed structure. As a very large box structure that extends the full width of the
block, the YMCA's structure will have a more massive presence in some ways than what
exists in downtown Piqua now.
Kyrsten noted the staff rendering in the packet were created using a program called
Sketchup. Several views were demonstrated including a direct look at the adjacent 321
N. Downing property using the dimensions given, a comparative view of what the
building would look like without the second gym room on the 3rd floor behind the
historic church and residence, view of alley adjacent to east wall as well as a view of
whole model of the proposed structure for context. Finally, photos were shared of
buildings in Piqua's downtown that exceed the 35' maximum height. Both buildings
exhibit a high degree of architectural detail and styling, and are located in the
commercial core of downtown's CBD.
Two letters were read aloud, one from Tammy and David Wright, who are the owners of
the adjacent property and Bob and Diane DeLaet.
Jim McMaken, applicant, 1306 Echo Lake Dr, came forward to speak on the item. He
discussed that the YMCA is an asset in Piqua’s downtown. He noted that the adjacent
property owners never rejected selling their home. He also shared hat they have been
in contact again recently with the owners and have discussed having the home
appraised. Mr. McMaken introduced the design team and asked them to present
updated renderings of the design.
Bruce Everett, Muncie Indiana, came forward and noted his role in the design of the
YMCA . He discussed materials used and noted that the design will have 4 front sides. It
was discussed that the height south of 321 N. Downing St. will be roughly 31’ and there is
a 10’ set back from the east property line with the proposed 60’ height. It was noted
that there is a fire escape plan routed in the rear of the building and third floor stair
access to the proposed racquet ball courts. Mr. Everett noted that lighting would only
be affected from the east in the early morning. He went on to say that property values
sometimes increase when development arises in close proximity.
Chris Schmiesing, Community and Economic Development Director, came forward to
speak on the item. Chris noted his appreciation for the $15 million investment as well as
the modifications to the design thus far. He discussed that utility and plan review
elements would be reviewed by city staff at a later date and the item before the board
at this time is specific to the height variance.
The board asked for clarification on the setbacks and height of the building near the
adjacent properties. The board deliberated and discussed that the resolution would
need to be modified to read “A Resolution to consider a variance requested by the
YMCA of Miami County to construct a 60 foot 8 inch structure as reflected on the plans
submitted in the CBD - Central Business District where the maximum height is 35 feet”.
Page 2 of 3
CITY OF PIQUA, OHIO
BOARD OF ZONING APPEALS MEETING MINUTES
MUNICIPAL GOVERNMENT COMPLEX – COMMISSION CHAMBERS
6:00 P.M. – TUESDAY, AUGUST 24, 2021
After no further public comment or deliberation, a motion was made by Joe Wilson to
amend Resolution BZA 13-21 and was seconded by Wayne Davey. Joe Wilson
motioned to approve Resolution BZA 13-21 and seconded by Wayne Davey. Resolution
BZA 13-21 was approved with a 3-0 vote.
OTHER BUSINESS
ADJOURNMENT
With no other business before the Board, a motion was made and seconded to adjourn
the meeting. With all those present in favor the meeting was adjourned at 6:55 P.M.
Attending the meeting to prepare the meeting minutes provided herein was Bethany
Harp, City of Piqua Development Department. Comments requesting corrections,
additions or deletions to the content of this record should be directed to Ms. Harp at
bharp@piquaoh.org.
Page 3 of 3
Agenda
PLANNING AND ZONING
Kyrsten French
201 West Water Street • Piqua, Ohio 45356
(937) 778-2049
E-Mail: kfrench@piquaoh.org
August 16th, 2021
*** MEETING NOTICE ***
Please be advised that the City of Piqua Board of Zoning Appeals meeting will be conducted
on Tuesday, August 24th, 2021 at 6:00 PM both in person and using a video conferencing
application called Zoom. This application can be downloaded from your app store or be
accessed through your browser at Zoom.us.
Board members and staff members will attend the meeting in person, agenda item applicants
and interested parties are also encouraged to attend the meeting in person.
Residents and others with interest in the agenda topics may also submit public comment on
an item until noon on the day of the meeting by emailing Bethany Harp at
bharp@piquaoh.org. Public comments submitted by the date/time noted will be presented
to the Board of Zoning Appeals at the public hearing proceedings.
The full agenda packet may be accessed at http://piquaoh.org/city-government/boards-and-
committees/board-of-zoning-appeals/.
Please contact this office if you have any questions pertaining to this notice.
Kyrsten French
City Planner
Enc.
BOARD OF ZONING APPEALS
CITY OF PIQUA, OHIO
6:00 P.M. AUGUST 24th, 2021
MUNICIPAL GOVERNMENT COMPLEX COMMISSION CHAMBERS
CALL TO ORDER
ROLL CALL Clerk Calls the Roll
MEETING MINUTES (July minutes will be reviewed in September)
OLD BUSINESS
NEW BUSINESS
1. BZA 13-21 A Resolution to consider a variance requested by
the YMCA of Miami County to construct a 60 foot 8
inch structure in the CBD - Central Business District
where the maximum height is 35 feet
ADJOURNMENT
August 24th, 2021
RESOLUTION No. BZA 13-21
WHEREAS, Jim McMaken on behalf of the Miami County YMCA has requested a
variance to construct a structure of 60 feet 8 inches in the CBD - Central Business
District on parcels N44-250393, N44-250394, N44-002500, N44-002480, N44-002570,
N44-250407, and N44-002442, to be re-platted into one parcel; and,
WHEREAS, the City of Piqua Code of Ordinances section §154.026 establishes:
(G) Height and area regulations. The maximum height and minimum lot
requirements within the CBD Central Business District shall be as set forth below.
(1) General requirements for all permitted uses.
Minimum lot area None
Minimum lot frontage None
Minimum front yard setback None (see division (G)(2) of this section
Minimum side yard setback None or 10 feet if abutting a residential district
Minimum rear yard setback Less of 30 feet or 20% of lot depth if abutting a
residential district
Maximum height 35 feet
WHEREAS, the Board of Zoning Appeals has considered whether the variance
requested:
☐ Is necessary to permit the owner a reasonable use of the land.
☐ Is justified due to peculiar exceptions and unusual circumstances found at this
location that are not generally found within the neighborhood concerned.
☐ Will constitute a change in the district map.
☐ Will impair an adequate supply of light and air to adjacent property.
☐ Will increase the congestion in public streets.
☐ Will increase the public danger of fire and safety.
☐ Will materially diminish or impair established property values within the
surrounding area.
☐ Will in any other respect impair the public health, safety, comfort, morals, and
welfare of the citizens of the city;
NOW THEREFORE BE IT RESOLVED that ______________ motioned to approve the
variance request and the motion was seconded by _____________ and the Board of
Zoning Appeals recorded the following vote affirming or rejecting the motioned action.
AYE NAY ABSTAIN ABSENT
Mr. David Fishback ☐ ☐ ☐ ☐
Mr. Joe Wilson ☐ ☐ ☐ ☐
Mr. Wayne Davey ☐ ☐ ☐ ☐
Ms. April Dankworth ☐ ☐ ☐ ☐
Mr. Wayde Davis ☐ ☐ ☐ ☐
STA F F R E P O RT GENERAL LOCATION
REQUEST BZA MEETING DATE
The applicant has requested a variance for a height increase of approximately 26' 08-24-21
beyond the maximum allowed 35' in the CBD-Central Business District.
STAFF CONSIDERATIONS
RESOLUTION
The YMCA plans to reconstruct their downtown fitness complex and community center
across the street from their current location. They have assembled approximately 9/10s of BZA 13-21
an acre. Additional height will be used to provide room for the indoor amenities they seek
to offer their members.
The proposal is to construct a 300' long building that extends through the block from
SITE ADDRESS
High St to Ash St. It is along this span of the building that the applicant has proposed a
height of just over 60'. A residence at 321 N Downing St and the adjacent historic Cyrene -
AME Church at 227 W. Ash Street will be most proximate to the new build. The portion of
the building directly behind the residence and historic church will be used for one of the
indoor gyms at the complex. PARCEL ID
multiple in the CBD, location is
The new structure proposed would be south and east of these properties. Sunlight
at the NE corner of High and
to these properties will decrease after the new build. The 60' wall that will be located
Downing St.
behind these properties will be set back approximately 10' from the back step of the
residence. This meets the minimum setback requirement in the CBD for adjacent
residential properties, though that minimum setback was adopted with a height
maximum of 35' in mind. ZONING
CBD - Central Business District
There are existing buildings in Piqua's downtown that are approximately as tall as the
proposed structure. As a very large box structure that extends the full width of the block,
the YMCA's structure will have a more massive presence in some ways than what exists in
downtown Piqua now. SURROUNDING ZONING
There are many benefits that a redesigned and refreshed YMCA will bring to Piqua's CBD - Central Business District
downtown, though there may be acute impacts involving the height increase proposed. B - General Business
R2 - Two-Family Residential
PREPARED BY
Kyrsten French,
City Planner
Note - Staff rendering using plan set height and dimensions. No windows are shown. The first view is a direct look at the adjacent
321 N Downing property using the dimensions given.
Below is not the proposed structure, rather a comparative view of what the building would look like without the second
gym room on the 3rd floor behind the historic church and residence. At about 30', this portion of the model is within the 35'
maximum height the zoning code would allow.
Note - Staff rendering using plan set height and dimensions. No windows are shown. Above, view of the proposal from north side
of the property with Cyrene AME Church in the background. Below, view from the south side of property.
Note - Staff rendering using plan set height and dimensions. No windows are shown. Above, view of alley adjacent to east wall.
Below, view of whole model of the proposed structure for context.
Two examples of buildings in Piqua's downtown that exceed the 35' maximum. Both buildings exhibit a high degree of architectural
detail and styling, and are located in the commercial core of downtown's CBD.
Item No Parcel Owner OR CURRENT RESIDENT Property Address PIQUA OH 45356
BZA 13‐21 N44‐002140 ADM REAL ESTATE HOLDINGS OR CURRENT RESIDENT 312 N WAYNE ST PIQUA OH 45356
BZA 13‐21 ADM REAL ESTATE HOLDINGS 555 CHARTWELL CT TROY OH 45373
BZA 13‐21 N44‐002150 ADM REAL ESTATE HOLDINGS LLC OR CURRENT RESIDENT 314 N WAYNE ST PIQUA OH 45356
BZA 13‐21 N44‐250000 UNITED STATES OF AMERICA OR CURRENT RESIDENT 220 N WAYNE ST PIQUA OH 45356
BZA 13‐21 N44‐250470 ST JAMES EPISCOPAL CHURCH OR CURRENT RESIDENT 200 W HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐251180 F & A M WARREN LODGE 24 OR CURRENT RESIDENT 217 W HIGH ST PIQUA OH 45356
BZA 13‐21 F & A M WARREN LODGE 24 P O BOX 429 PIQUA OH 45356
BZA 13‐21 N44‐002160 DELAET ROBERT J JR & DIANE TOD OR CURRENT RESIDENT 316 N WAYNE ST PIQUA OH 45356
BZA 13‐21 DELAET ROBERT J TOD 709 LAMBERT DR PIQUA OH 45356
BZA 13‐21 N44‐002170 SCHMIDLAPP STEVEN C OR CURRENT RESIDENT 320 N WAYNE ST PIQUA OH 45356
BZA 13‐21 SCHMIDLAPP STEVEN C 1241 E BENTLEY CIR TROY OH 45373
BZA 13‐21 N44‐002190 WAYNE ST INVESTMENTS LLC OR CURRENT RESIDENT 326 N WAYNE ST PIQUA OH 45356
BZA 13‐21 N44‐002200 RAVAL YAGNESH (TR) OR CURRENT RESIDENT 400 N WAYNE ST PIQUA OH 45356
BZA 13‐21 RAVAL YAGNESH (TR) 2952 SHAWNEE TR PIQUA OH 45356
BZA 13‐21 N44‐002205 COUGHLIN RENTALS LLC OR CURRENT RESIDENT 404 N WAYNE ST PIQUA OH 45356
BZA 13‐21 N44‐002220 SP SCOTT PROPERTIES OR CURRENT RESIDENT 212 W ASH ST PIQUA OH 45356
BZA 13‐21 N44‐002230 YINGST DERON R & BRITTNIE R OR CURRENT RESIDENT 408 N WAYNE ST PIQUA OH 45356
BZA 13‐21 N44‐002390 MULLENBROCK NANCY E OR CURRENT RESIDENT 228 W ASH ST PIQUA OH 45356
BZA 13‐21 MULLENBROCK NANCY E 10 LAKE RIDGE DR PIQUA OH 45356
BZA 13‐21 N44‐002400 BATES JEAN J OR CURRENT RESIDENT 222 W ASH ST PIQUA OH 45356
BZA 13‐21 BATES JEAN J 614 BROADWAY ST PIQUA OH 45356
BZA 13‐21 N44‐002410 S P SCOTT PROPERTIES LLC OR CURRENT RESIDENT 218 W ASH ST PIQUA OH 45356
BZA 13‐21 N44‐002440 WRIGHT DAVID M & TAMMY K OR CURRENT RESIDENT 321 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐002442 MIAMI COUNTY YMCA OR CURRENT RESIDENT 219 W ASH ST PIQUA OH 45356
BZA 13‐21 N44‐002480 THE MIAMI COUNTY YOUNG MENS CHRISTIAN ASSOCIATION OR CURRENT RESIDENT 230 W HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐002500 THE MIAMI COUNTY YMCA OR CURRENT RESIDENT 226 W HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐002570 MIAMI COUNTY YMCA AT PIQUA OHIO OR CURRENT RESIDENT 311 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐004000 PRYFOGLE KEVIN R & KELLY S OR CURRENT RESIDENT 320 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐004010 THOBE SCOTT OR CURRENT RESIDENT 316 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐004020 HANING CHAD & ANGELA M OR CURRENT RESIDENT 324 N DOWNING PIQUA OH 45356
BZA 13‐21 N44‐004030 THOBE JOSEPH D & TRACY L EARLES THOBE OR CURRENT RESIDENT 328 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐004040 RODRIGUEZ SCOTT H & MARY FRANCES OR CURRENT RESIDENT 400 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐004050 MCCOY NORALIE RAE (TOD) @(3) OR CURRENT RESIDENT 410 N DOWNING ST PIQUA OH 45356
BZA 13‐21 N44‐250393 MIAMI COUNTY YMCA OR CURRENT RESIDENT 216 W HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐250394 MIAMI COUNTY YMCA OR CURRENT RESIDENT 223 W HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐250401 YWCA OR CURRENT RESIDENT 410 N WAYNE PIQUA OH 45356
BZA 13‐21 N44‐250403 MIAMI COUNTY YMCA AT PIQUA OHIO OR CURRENT RESIDENT 300 HIGH ST PIQUA OH 45356
BZA 13‐21 N44‐250465 CYRENE A M E CHURCH OR CURRENT RESIDENT 227 W ASH ST PIQUA OH 45356
BZA 13‐21 N44‐251098 PIQUA BUILDING ASSOCIATION INC OR CURRENT RESIDENT 204 W ASH ST PIQUA OH 45356
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