Workshop Minutes 9-23-25
CITY OF KETTERING
CITY COUNCIL
WORKSHOP MINUTES
September 23, 2025
The Council of the City of Kettering, Ohio, met in a workshop session on Tuesday, September 23, 2025, in the Deeds Conference Room, Kettering Government Center 3600 Shroyer Road. The meeting came to order at 5:31 p.m.
Council members present included Mayor Lehner, Vice Mayor Fisher, Mr. Sullivan, Ms. Duvall (arrived at 5:45 pm), Mr. Scott (arrived at 5:41 pm), and Mr. Suddith.
Council members absent: None
Staff members present included City Manager Matt Greeson, Assistant City Manager Bryan Chodkowski, Law Director Ted Hamer, Assistant Law Director Maggie Pasqualone, Communications and Engagement Manager Amanda Harold, Finance Director Nancy Gregory, Assistant Finance Director Randall Harper, Budget Manager Kelly O’Connell, Assistant City Engineer John Sliemers, Planning and Development Director Tom Robillard, City Planner Ryan Homsi, and Clerk of Council Amy Hayslip.
Mr. Sterling Abernathy was also in attendance.
Long Range Forecast Presentation – Mrs. O’Connell presented the long-range forecast (LRF) to the group showing a trend over a period of five to ten years based upon specific assumptions. The LRF is different from the budget document due to under spending and the effect of encumbrances. Mrs. O’Connell provided revenue assumptions and indicated that income tax revenue makes up 75% of the General Fund’s revenue and is more volatile than property tax. She noted some LRF income tax revenue assumptions, such as the 2025 forecast modest increase to $56.6 million from $56.4 million in 2024. During 2026–2034, the LRF includes a 3% growth factor for withholdings and 1.5% increase for other income tax receipts. Property tax is 11% of the General Fund, equal to $9.9 million in the 2024 Budget. The 2025 Forecast remained the same at $9.9 million and updates and re‐appraisals are estimated at 5% thereafter.
Mrs. O’Connell continued with LRF expenditure assumptions including personnel, capital equipment, operating, operating subsidies and capital improvement subsidies. Personnel is one of the largest expenditures. Across the Board pay increases for all employees were estimated at 2.25% for 2025 – 2026, and 3% for 2027-2033. A 5.8% estimated increase for annual health insurance was assumed, as well as annual underspending impact. Capital equipment includes $456,000 for Public Safety MDT replacement which is state mandated, and $765,000 for purchase of Wilmington Pike Properties (SICSA & Kawasaki); 2026-2034 includes scheduled replacements of fleet and $8.7 million for Fire apparatus replacement plan utilizing General Fund and EMS Fund dollars.
Operating expenditures for 2022-2024 include $1 million total for Down Payment and Rehab
Assistance Program, 2025 includes $700,000 for Façade/demo grants; 2024-2034 include AXON lease payments; 2026-2034 include growth factor of 1% plus additional amounts factored in for chargeback increases. Operating subsidies include Streets – varies with equipment purchases, snow events, fuel prices; Police pension – growth dependent upon across-the-board increases; PRCA – 2.5% subsidy growth/year; Fraze – $500,000 subsidy/year with General Fund transfer effective 2029, and debt – $521,000/year. Forecast assumes no new debt.
Capital Improvement Subsidies include 2026-2030 – reflects plan presented at CIP Workshop, 2031-2034 is an average of previous 5 years, Gas Tax Program – $800,000/year, Boonshoft Fund contribution – $2.5 million/year ending mid-year 2029.
Mrs. O’Connell discussed margin and reserve assumptions. She demonstrated a positive operating margin through 2032. The Capital Improvement Program requires uses of fund balance each year. Fund balance reserves include a $500,000 economic development commitment through 2034, $800,000 assignment of gas tax revenues to CIP. She stated that a general policy for operating margin is that personnel, operating, capital outlay and debt are funded by current operating revenue while capital improvements may be funded by City reserves.
For reserves, Kettering maintains at least three months operating revenues and transfers (25%).
At the conclusion of the long-range forecast presentation, City Council members thanked Mrs. O’Connell, Ms. Gregory and Mr. Harper for their information and presentation.
Zoning Code Amendments Proposed Changes
Mr. Homsi and Mr. Robillard presented.
Objectives: Broaden options for code compliance with various code sections; removes arbitrary requirements; lays groundwork for future re-zonings of Economic Development Overlays (EDOs).
Amendments Overview:
Chapter 1133 – Creates a Neighborhood Business District (NB)
Chapter 1135 – Adds the Neighborhood Business (NB) District; Adds “short term rentals” to the permitted use table; Adds additional light industrial (fabrication/industrial crafts, product assembly) to the B (Business) Zoning District.
Chapter 1137 – Adds the requirements applicable to short term rentals; Modifies the requirements for daycare centers to be more consistent with the State of Ohio and local development objectives; Relocates the masonry wall screening requirement for certain uses when adjoining residential uses from this chapter to the landscaping & buffer yard chapter (more on this later); Eliminates the 10-acre minimum lot size for hospital uses.
Chapter 1139 – Permits “sheds” on residential properties to be slightly larger (from 100 sq. ft. up to 144 sq. ft.), before such structures are subject to stricter architectural requirements; Permits “uncovered porches” on residential properties.
Chapter 1141 – Reduces the front yard setback requirement for the Suburban Business (SB) Pattern District from 35’ down to 25’; Permits existing principal structures in the Suburban Center (SC) Pattern District to be considered conforming with regards to side and rear yard setbacks, even if such structures violate today’s setback requirements.
Chapter 1143 – Adjusts the “modification of standards” section for access management to be based more on engineering reviews rather than arbitrary zoning requirements; Modifies which lighting standards must be brought into compliance (light trespass, fixture type, and maximum lighting levels vs. all of today’s standards) for sites with non-conforming lighting when additions and new uses (after abandonment) are being established.
Chapter 1145 – Permits up to 1 additional front yard parking space in instances where driveways are being widened toward the nearest side lot line (maximum driveway sizes remain the same). Permits the addition of up to 2 front-yard parking spaces in instances where garages are converted into living spaces (maximum driveway sizes remain the same).
Chapter 1147 – Adds the previously-mentioned masonry wall requirement for certain uses to this chapter and adds another option for meeting this requirement; Creates an exemption from parking lot screening requirements in cases where an industrial use adjoins another industrial use; Permits chain link fences to be located in the side yard areas of industrial uses; Adds another option for meeting the dumpster enclosure requirement for multi-family and non-residential uses.
Chapter 1149 – Permits the caps & bases for industrial uses in certain pattern districts to be comprised of only material and/or color changes; Creates an exemption that would permit metal building additions to be constructed onto existing metal buildings provided certain standards are met.
Chapter 1151 – Increases the allowable building sign area for single-tenant properties in the Business (B) and Business Park (BP) Zoning Districts; Allows temporary sign permits to be valid for the entire year rather than requiring a separate permit to be acquired for every 30-day period for which the sign is to be installed; Requires that non-conforming signs be removed from properties when the principal structure is demolished.
Chapter 1153 – Sets a timeframe for when staff may expire zoning permit applications (180 days after the request for revision(s) is sent to the applicant by the permit reviewer); Makes the notification & service requirements for notices of violation consistent with the property maintenance code.
At 6:45 p.m., Mr. Suddith made a motion to enter Executive Session under Section 121.06 (k) of the Codified Ordinances for the purpose of: Quasi-Judicial Deliberations; Negotiations with Organizations or Individuals; and Personnel Matters, seconded by Vice Mayor Fisher. The motion passed unanimously upon roll call.
At 7:12 p.m., the Council exited Executive Session and went back on public record.
Mr. Greeson reviewed the agenda for this evenings meeting.
The City Council Workshop Meeting adjourned at 7:20 p.m.
ATTEST:
______________________________
PEGGY LEHNER, MAYOR
Amy J. Hayslip
Clerk of Council