Piqua Planning Commission Talking Power Stations and Residential Chickens Tonight

The City's Planning Commission has two tough issues to tackle

The Piqua Planning Commission is set to meet tonight to discuss two significant items. The meeting, scheduled for 6:00 PM at the Municipal Government Complex, will focus on a proposed rezoning of a newly created parcel to a heavy industrial land use and the potential adoption of an ordinance to permit backyard chickens within city limits.

The first item on the agenda is Resolution PC 02-25, which concerns the rezoning of a newly created 5.079-acre parcel. This tract of land, currently part of the City's Water Treatment Plant property, is being considered for rezoning to "IH - Heavy Industrial." The applicant, AES Ohio, is seeking this zoning designation to align with the intended industrial use of the property.

The parcel in question is located at 9801 State Route 66 and will be accessed via the Hardin Road cul-de-sac. City staff has prepared a report recommending approval of the rezoning request. The report highlights that the proposed IH-Heavy Industrial zoning is compatible with the area's existing industrial character and does not adversely impact adjacent properties or municipal operations.

Staff's analysis suggests that the rezoning aligns with the City's comprehensive plan by encouraging industrial development in appropriate areas. The report also notes that the parcel is suitably located and adequately distanced from residential areas, which should minimize potential conflicts between industrial uses and nearby neighborhoods.

The Planning Commission will need to consider several factors in their decision-making process. These include the impact on infrastructure, conformance with the city's long-term development goals, and potential economic benefits.

This measure was brought up at the last meeting and it was tabled; in the minutes of the meeting it was discussed that adjoining properties were zoned for industrial use and this simply makes the property compliant with adjoining parcels. However, there was a discussion that the plan was for the City to transfer ownership of the parcel to AES Ohio for a substation, once the rezoning was approved.

Granted, anything that the city would convey to a private concern would need City Commission approval and depending on what was being built on the parcel, the Planning Commission may get involved as well. But, those scenarios aren’t what is up for discussion — the item the Planning Commission must decide is whether the zoning is compatible with the city’s Comprehensive Plan.

This still doesn’t get around the fact that the applicant for this zoning amendements is AES Ohio, a large utility provider. It’s curious why AES Ohio would want a presence inside Piqua’s corporate limits, since the City is powered by it’s own municipal power system and not AES Ohio. Furthermore, the most likely development on the five acre parcel would be a substation; not exactly an end use known for job creation or creating tax revenue.

It’s also hard not to take note that this rezoning is taking place just yards away from the city’s old water treatment facility that was the site of lithium battery burning. Now, there is no discussion that such actions would take place at this site (in fact, the City Commission passed an ordinance banning the practice). But, there is a legitimate reason that residents are a bit concerned about an industrial land use in the same area — no one ever imagined lithium batteries would actually be burned in the city. What could happen here?

If the zoning is approved, both the City and AES Ohio have their work cut out for them to reassure a weary community that any environmental risks are mitigated and the community’s health is a priority.

The second item on the agenda, Resolution PC 04-25, proposes an ordinance to permit "backyard chickens" within the city limits of Piqua. This item, introduced by City Commissioner Paul Simmons, aims to promote self-sufficiency and provide residents with the opportunity to keep chickens for personal use.

The proposed ordinance outlines specific regulations regarding the number of hens allowed, coop requirements, waste management, and penalties for violations. However, the current draft does not include provisions for permits, fees, or inspections, which has raised some concerns among city staff.

The staff report points out several potential issues with the ordinance as currently written. The lack of a permitting system could hinder the City's ability to enforce compliance, protect residents from potential nuisances, and ensure equitable application of the regulations. Without inspections, staff may face challenges in addressing complaints or confirming ordinance violations.

The report also notes that the ordinance does not specify whether chicken-keeping will be permitted in all residential zoning districts or if restrictions will apply. This lack of clarity could lead to conflicts in high-density residential areas or near multi-family dwellings, particularly regarding noise, odors, and waste management.

Financial implications are another consideration. According to the staff report, the absence of fees eliminates potential funding to support the administration and oversight of the program. This could place additional financial and operational burdens on City staff.

Despite these concerns, the ordinance aims to support personal freedom and self-sufficiency for Piqua residents. Many communities across the country have successfully implemented similar ordinances, often with the inclusion of permits and zoning restrictions to balance resident interests and ensure program success.

The Planning Commission will need to weigh the potential benefits of allowing backyard chickens against the challenges of implementation and enforcement. They may consider recommending amendments to the ordinance, such as introducing a permitting system, establishing clear zoning restrictions, and including provisions for handling complaints.

As Piqua residents await the outcome of these discussions, it's clear that both items on the agenda have the potential to significantly impact the community. The rezoning of the industrial parcel could affect the city's environmental landscape, while the backyard chicken ordinance touches on issues of personal freedom, sustainability, and neighborhood dynamics.

The Planning Commission's recommendations on these matters will play a crucial role in shaping Piqua's future development and quality of life for its residents. Citizens interested in these issues are encouraged to attend the meeting or submit their comments to the Planning Commission prior to the hearing. As the city continues to evolve, these decisions will help determine the balance between industrial growth, residential life, and sustainable practices in Piqua.

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