Board of Zoning Appeals

PLANNING AND ZONING Kyrsten French 201 West Water Street • Piqua, Ohio 45356 (937) 778-2049 E-Mail: kfrench@piquaoh.org February 11, 2022 *** MEETING NOTICE *** Please be advised that the City of Piqua Board of Zoning Appeals meeting will be conducted on Tuesday, February 22, 2022 at 6:00 PM. 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. FEBRUARY 22, 2022 MUNICIPAL GOVERNMENT COMPLEX COMMISSION CHAMBERS CALL TO ORDER ROLL CALL Clerk Calls the Roll MEETING MINUTES August 24, 2021 Meeting Minutes OLD BUSINESS NEW BUSINESS 1. BZA 01-22 A resolution requesting a variance to increase the maximum driveway width at the address 2008 Navajo Trail zoned R3–Multi-Family Residential 2. BZA 02-22 A resolution requesting a variance to increase the maximum square footage of signage at the address 201 East Ash Street from 50 SF to 95 SF ADJOURNMENT  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  RESOLUTION No. BZA 01-22 WHEREAS, Rob Alexander, Indian Ridge Builders, has filed a variance request to increase the maximum twenty-four (24') foot driveway width allowed to a width of thirty-three feet and six inches (33'-6") at the address 2008 Navajo Trail in the City of Piqua, Ohio; and, WHEREAS, the City of Piqua Code of Ordinances section 154.081 (H) General Regulations, establishes driveway widths as following: Use Category Minimum Width Maximum Width Agriculture and Residential Uses 10 feet 24 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 request for a variance at 2 0 0 8 N a v a j o T r a i l . The motion was seconded and the ________ request was ________ with a vote of ________ as recorded below. 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 PC MEETING DATE The applicant, Indian Ridge Builders, has requested a variance to build a driveway for a 02-22-22 new residence to 33’ and 6”, which is beyond the 24’ maximum driveway width allowed for a residential site. RESOLUTION STAFF CONSIDERATIONS BZA 01-22 Piqua has a variety of residential lot sizes and types. A range exists for a minimum and maximum driveway width for residential districts (10’ to 24’). In most cases, due to traffic volumes, need to retain on-street parking, density of driveways and potential for conflicts with pedestrians, large curb cuts are not desirable. Lot sizes also are on average small SITE ADDRESS enough that it is undesirable to allow a disproportionately large driveway relative to the 2008 Navajo Trail total lot area, both for aesthetic and stormwater reasons. On Navajo Trail, an average larger lot width of 80’, and general orientation toward cars as a primary mode of transportation means that the occassional larger curb cut should not pose any safety or comfort concerns to neighbors or pedestrians. Staff recommends PARCEL ID approval of this variance request. N44-078221 N44-078220 ZONING R3 - Multifamily Residential SURROUNDING ZONING R3 - Multifamily Residential R2 - Two Family Residential PREPARED BY Kyrsten French, City Planner  90'-0" Grade 20" below Grade 28" below foundation height & 2008 Navajo Trail foundation height & 0" 8" below right curb above right curb height Mark & Michelle height Grade Rudasill Grade Grade Grade Sod Grade Grade Grade Seeded Grade Grade Concrete Grade Grade Grade Grade Landscape Top of Foundation Silt Fence 7'-1" 36" above right curb height 7'-1" 76'-6" Grade Grade Dandy Drain Grade Erosion Control Driveway gravel installed at initiation of the project Grade 24" silt fence buried 6" deep along curb either side of driveway installed at initiation of the project No silt control to rear of property as it drains to front of the lot.. Erosion control in front of property Garage Floor to remain in place until driveway Grade with apron, city walk completed 24" above Grade and sod is planted. Erosion control to rear of property right curb (if required) will remain until grass height 4" seeded. below slab All downspouts are connected to tiles that feed into the storm lateral Grade that runs just inside curb. Clean up of street from sediments off of vehicles will be completed within four hours. Dandy Drain around storm sewer catch basin Grade Dandy Drain at 25'-4" 33'-6" Grade catch basin as Grade needed 8" Grade at Grade 8" below curb height right curb height Silt Fence 0"-24" inside of curb Silt Fence 0"-24" Navajo Trail inside of curb  Rob Alexander - Indian Ridge Builders 8404 Union-Shelby Road Piqua OH 45356 937 418 0292 Builder of purchased home Rob Alexander-Indian Ridge Builders Indian Ridge Builders building for Rudasill Family 8404 Union-Shelby Road Piqua OH 45356 937 418 0292 2008-2012 Navajo Trail In Lot 8535-8536 Sect #5 Residential N44-078144 & N44-078145  Driveway width variance. See attached documentation 02/03/2022 02/03/2022  RESOLUTION No. BZA 02-22 WHEREAS, Anchor Signs, on behalf of WellNow Urgent Care at 201 East Ash Street has filed a petition to increase the maximum allowed square footage of two wall signs from the maximum allowed 50 square feet to 95.05 square feet as depicted in the attached sign renderings of Exhibit A, labeled as Sign C and Sign D; and, WHEREAS, the City of Piqua Code of Ordinances section § 154.102 establishes general requirements for permanent attached signs: (C) Height, area, and setback regulations. (1) General requirements for primary permanent attached signs. Sign Type Maximum Maximum Heigh Maximum Sign Maximum Height t Area Projection from Structure Face into Required Minimum Setback Area Wall or fascia 20 feet 8 feet 1.5 sq. feet per 2 feet sign on a lineal foot of the building structure face to elevation which the sign located 0 to 49 will be feet from the lot attached, not to line exceed 50 sq. 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/deny the request for a variance at 201 East Ash Street. The motion was  RESOLUTION No. BZA 02-22 seconded by and the request was approved/denied with a vote of as recorded below. 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 PC MEETING DATE The applicant, Anchor Sign, has requested a variance to exceed the maximum sign 02-22-22 allowance for two signs at the new Wellnow Urgent Care, to be located on the corner of Spring and E. Ash Street. RESOLUTION STAFF CONSIDERATIONS BZA 02-22 The sign package includes two 25 SF monument signs, and a proposal for three internally lit channel letter wall signs at 95.05 SF each. The zoning code allows a maximum of 50 SF of wall signage on the north and west side of the building. This calculation is based on the placement of the building in relation to the lot lines, as well SITE ADDRESS as the total length of the building the sign will be attached to. The deeper into the lot a 201 E. Ash Street building sits, the more signage it is allowed, and the longer the building, the more signage it is allowed. The purpose of a sign code is to create a maximum limit to signage to prevent landowners from competing for attention with one another by producing ever larger PARCEL ID signs. Piqua’s sign code is tuned well to create well-proportioned signs that are easily N44-000360 visible to drivers and pedestrians. Some communities allow easy access to variances for signs for any business that asks. For new construction where no hardship can be established that was not imposed by the design and layout chosen by the developer, staff discourages these applications ZONING from the perspective of fairness to other neighboring businesses. CBD - Central Business District A 50 SF sign is a pretty large sign. A 100 SF sign on a small building is extremely large. Two of the faces of the Wellnow building allow this larger square footage. This report includes some familiar signs in the community to give some reference to the size of these signs. SURROUNDING ZONING B- General Business The City as an organization has been very excited to have Wellnow contribute a full R3 - Multifamily Residential redevelopment to this prominent corner of the city. At 50 SF, a black lit wall sign at these locations will be highly visible. Out of consideration for our existing businesses in this area who do not have larger than code-maximum signage, staff is not supportive of the request. PREPARED BY Kyrsten French, City Planner The east and south faces of the building will be allowed 100 SF if wall signage. The north and west faces are allowed 50 SF. The lot will also have two 50 SF monument signs. The two faces shown are close to the lot lines, and are allowed 50 SF. The channel letters on the 3 Joe’s building, which is of a similar size and location on the lot as the Wellnow, has a wall sign of 17 SF. Winans, directly across the street from the new Wellnow, has a projecting sign of 44 SF Verizon, a building of similar size. The signs on the south and east sides of the building are 44 SF. Wellnow will be pulled forward closer to the lot line on a much narrower, slower street. The new Wright Patt Credit Union’s main sign is 32.7 SF. Red Lobster’s channel letters are 33.27 SF Premier Health’s higher sign on the east face of the building is 81 SF. The “Outpatient Care Center North” is 93 SF. Exhibit A Exhibit A Exhibit A Staff note - max allowed is 50 SF Exhibit A Exhibit A Item No Parcel Owner OR CURRENT RESIDENT Property Address PIQUA OH 45356 BZA 01‐22 N44‐076895 TEETERS REAL ESTATE INVESTMENTS LLC OR CURRENT RESIDENT 8404 UNION SHELBY RD PIQUA OH 45356 BZA 01‐22 N44‐077844 SAYRE‐VONDENHUEVEL TRACEY L OR CURRENT RESIDENT 1904 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐077846 ALEXANDER ROBIN S (TR) & JULIE A (TR) OR CURRENT RESIDENT 1910 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐077848 ALEXANDER ROBIN S (TR) & JULIE A (TR) OR CURRENT RESIDENT 1914 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐077850 HUEMMER PROPERTIES LLC OR CURRENT RESIDENT 2005 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐077852 HURLEY STEPHEN D JR (TOD) & TAMMY L (TOD) OR CURRENT RESIDENT 2001 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐077852 HURLEY STEPHEN D JR (TOD) & TAMMY L (TOD) OR CURRENT RESIDENT 5625 WRIGHT PUTHOFF RD SIDNEY OH 45365 BZA 01‐22 N44‐077854 COLLINS NANCY J (TOD) & DONALD D (TOD) OR CURRENT RESIDENT 2910 DELAWARE CRPIQUA OH 45356 BZA 01‐22 N44‐077854 COLLINS NANCY J (TOD) & DONALD D (TOD) OR CURRENT RESIDENT 1001 HAVERHILL DR TROY OH 45373 BZA 01‐22 N44‐077892 ALEXANDER ROBIN S (TRUSTEE) OR CURRENT RESIDENT 1905 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078142 GAIER WANDA L OR CURRENT RESIDENT 2000 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078144 ALEXANDER TELECOM INC OR CURRENT RESIDENT 2008 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078145 ALEXANDER TELECOM INC OR CURRENT RESIDENT 2012 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078146 DANIELLS SHARON L OR CURRENT RESIDENT 2100 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078147 ENGLE DAVID R (TR) & CAROLYN S (TR) OR CURRENT RESIDENT 2104 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078148 ACKLEY THEODORE & CONSTANCE OR CURRENT RESIDENT 2108 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078149 ACKLEY THEODORE & CONSTANCE OR CURRENT RESIDENT 2112 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078149 ACKLEY THEODORE & CONSTANCE OR CURRENT RESIDENT 5239 DAY POINT DR MASON OH 45040 BZA 01‐22 N44‐078218 TEETERS REAL ESTATE INVESTMENTS LLC OR CURRENT RESIDENT 2109 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078220 RHOADES KEVIN B & JANICE E OR CURRENT RESIDENT 2904 NADENE DR PIQUA OH 45356 BZA 01‐22 N44‐078220 RHOADES KEVIN B & JANICE E OR CURRENT RESIDENT 3141 SIOUX DR PIQUA OH 45356 BZA 01‐22 N44‐078222 TEETERS REAL ESTATE INVESTMENTS LLC OR CURRENT RESIDENT 2901 NADENE DR PIQUA OH 45356 BZA 01‐22 N44‐078223 TEETERS REAL ESTATE INVESTMENTS LLC OR CURRENT RESIDENT 2009 NAVAJO TR PIQUA OH 45356 BZA 01‐22 N44‐078446 BRUMBAUGH BARBARA L OR CURRENT RESIDENT 108 PHILIP DR WEST MILTOH 45383 BZA 02‐22 N44‐000080 DEAL KAREN M (TR) & RANDALL P (TR) OR CURRENT RESIDENT 219 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000090 POPE WAYNE MICHAEL & SUE ANN OR CURRENT RESIDENT 215 HIGH ST E PIQUA OH 45356 BZA 02‐23 N44‐000091 POPE WAYNE MICHAEL & SUE ANN OR CURRENT RESIDENT 220 W GREENE ST PIQUA OH 45356 BZA 02‐22 N44‐000110 FORTUNE TONY G & ZHEN YUN XU OR CURRENT RESIDENT 217 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000120 BIM‐MERLE PROPERTIES LLC OR CURRENT RESIDENT 222 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000120 BIM‐MERLE PROPERTIES LLC OR CURRENT RESIDENT 1111 CAMP ST PIQUA OH 45356 BZA 02‐22 N44‐000130 WOLFGANG 6132 LTD OR CURRENT RESIDENT E 214 HIGH ST PIQUA OH 45356 BZA 02‐22 N44‐000130 WOLFGANG 6132 LTD OR CURRENT RESIDENT 1420 MULBERRY PIQUA OH 45356 BZA 02‐22 N44‐000140 YOUNKER NICHOLAS D & LYNDSEY OR CURRENT RESIDENT 218 E HIGH ST PIQUA OH 45356 BZA 02‐22 N44‐000160 PATEL UPENDRA TRUSTEE & BRENDA E TRUSTEE OR CURRENT RESIDENT 310 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐000160 PATEL UPENDRA TRUSTEE & BRENDA E TRUSTEE OR CURRENT RESIDENT 1685 CREEKWOOD DR PIQUA OH 45356 BZA 02‐22 N44‐000180 LIETTE EDWIN L (TRUSTEE) OR CURRENT RESIDENT 316 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐000180 LIETTE EDWIN L (TRUSTEE) OR CURRENT RESIDENT 9300 COUNTRY CLUB RD PIQUA OH 45356 BZA 02‐22 N44‐000190 FOSTER JAMES L OR CURRENT RESIDENT 211 ASH ST E PIQUA OH 45356 BZA 02‐22 N44‐000200 LAVY JAMES N & PATRICIA L OR CURRENT RESIDENT 320 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐000210 M & T EXCAVATING LLC OR CURRENT RESIDENT 297 ASH ST E PIQUA OH 45356 BZA 02‐22 N44‐000210 M & T EXCAVATING LLC OR CURRENT RESIDENT 9565 NEW HARRISON BRADFOBRADFORDOH 45308 BZA 02‐22 N44‐000220 PALEJE EAST HOLDINGS LLC OR CURRENT RESIDENT E 295 ASH ST PIQUA OH 45356 BZA 02‐22 N44‐000220 PALEJE EAST HOLDINGS LLC OR CURRENT RESIDENT 1590 WEDGEWOOD DR PIQUA OH 45356 BZA 02‐22 N44‐000230 CARROLL NATHAN E OR CURRENT RESIDENT 414 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐000230 CARROLL NATHAN E OR CURRENT RESIDENT 1321 FOREST AVE PIQUA OH 45356 BZA 02‐22 N44‐000330 PENROD SUE ANN TRUSTEE OF SUE ANN PENROD TRUST OR CURRENT RESIDENT 413 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000330 PENROD SUE ANN TRUSTEE OF SUE ANN PENROD TRUST OR CURRENT RESIDENT 890 SNYDER RD PIQUA OH 45356 BZA 02‐22 N44‐000340 BANK ONE DAYTON NATL ASSC OR CURRENT RESIDENT 401 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000340 BANK ONE DAYTON NATL ASSC OR CURRENT RESIDENT P.O.BOX 35605 DALLAS TX 75235 BZA 02‐22 N44‐000360 WN PIQUA LLC OR CURRENT RESIDENT E 201 ASH ST PIQUA OH 45356 BZA 02‐22 N44‐000360 WN PIQUA LLC OR CURRENT RESIDENT 3805 EDWARDS RD STE 390 CINCINNATOH 45209 BZA 02‐22 N44‐000400 WILLIAMS JAMIE M OR CURRENT RESIDENT E 210 HIGH ST PIQUA OH 45356 BZA 02‐22 N44‐000410 VSF INVESTMENTS 3 LTD OR CURRENT RESIDENT 204 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000420 VSF INVESTMENTS 3 LTD OR CURRENT RESIDENT 309 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000450 VSF INVESTMENTS 3 LTD OR CURRENT RESIDENT 200 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000450 VSF INVESTMENTS 3 LTD OR CURRENT RESIDENT 1268 E ASH ST STE 108 PIQUA OH 45356 BZA 02‐22 N44‐000460 HERELD DREW M OR CURRENT RESIDENT 208 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000470 SPRING THRU DRIVE THRU INC INC OR CURRENT RESIDENT 225 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000495 WICHERT JOSEPH OR CURRENT RESIDENT 211 HIGH ST E PIQUA OH 45356 BZA 02‐22 N44‐000640 REISER PROPERTIES LLC OR CURRENT RESIDENT 114 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000690 REISER PROPERTIES LLC OR CURRENT RESIDENT 310 SPRING ST PIQUA OH 45356 BZA 02‐22 N44‐000770 CANAL VIEW INVESTMENTS LLC OR CURRENT RESIDENT 107 GREENE ST E PIQUA OH 45356 BZA 02‐22 N44‐000770 CANAL VIEW INVESTMENTS LLC OR CURRENT RESIDENT 15 FALCONS NEST PIQUA OH 45356 BZA 02‐22 N44‐054280 DEAL KAREN M (TR) & RANDALL P (TR) OR CURRENT RESIDENT 219 E HIGH ST PIQUA OH 45356 BZA 02‐22 N44‐054290 DEAL KAREN M (TR) & RANDALL P (TR) OR CURRENT RESIDENT 323 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐054300 KINDELL MARY LOU OR CURRENT RESIDENT 329 HARRISON ST PIQUA OH 45356 BZA 02‐22 N44‐054300 KINDELL MARY LOU OR CURRENT RESIDENT 630 MANIER AVE PIQUA OH 45356