2.2.2 Districts Established
E. PD: Planned Districts
Intended to provide flexibility for unique and integrated development projects that advance the goals of the Comprehensive Plan and encourage coordinated site design. Planned Districts may incorporate a mixture of residential, commercial, or industrial uses at varying densities where such development would benefit from unified planning rather than strict application of base zoning standards.
(1) The establishment of a Planned District requires a zoning map amendment per ORC Section 519.12 and as outlined in Section 6.4 of this Resolution.
(2) The Township Trustee resolution approving a Planned District, including the adopted development plan, conditions of approval, and any related exhibits, shall constitute the governing zoning regulations for the property. Development within a Planned District shall occur only in accordance with the approved development plan and conditions of approval unless modified pursuant to the procedures of this Section.
6.4.3 Planned District Review and Amendment
A. Application Requirements
In addition to the procedural requirements of the zoning map amendment process outlined in Section 6.4.1, the Zoning Administrator shall receive applications for Planned Districts and confirm completeness. A complete application includes all of the following:
(1) A written development narrative describing the proposed Planned District, including the overall development concept, proposed mix of uses, general phasing (if applicable), and an explanation of how the proposal meets the review criteria set forth in this Section.
(2) A civil or architectural plan submission that meets the requirements of a Zoning Certificate as specified in Section 6.3.2 – Zoning Certificates, and includes the following:
(3) Property lines, setbacks, dimensions, and orientations.
(4) Adjacent streets and rights-of-way.
(5) Proposed new construction and general site layout.
(6) Equipment, outbuildings, and dumpster locations that will be visible on the site.
(7) Impervious surface ratio.
(8) A building plan for each building affected, showing general building footprints, interior layout, and overall dimensions.
(9) Exterior elevations of all sides of proposed new construction, including significant renovation. Building materials shall be noted.
(10) Vicinity map including all structures on adjacent properties within 50 feet of the property line.
(11) Existing and proposed zoning district boundaries.
(12) Proposed demolition of existing buildings, pavement, and fencing, if applicable.
(13) Total gross and net acreage of the site and total square footage of proposed buildings.
(14) A lighting plan per Section 4.5 – Outdoor Lighting.
(15) A landscape plan per Section 4.7 – Parking, Loading, and Circulation.
(16) A Master Parking Plan per Section 4.7 – Parking, Loading, and Circulation. The fees for such plan shall be included in the cost of the Preliminary Development Plan application.
(17) A Master Signage Plan per Section 4.8 – Signage. The fees for such plan shall be included in the cost of the Preliminary Development Plan application.
(18) Completion of the digital application.
(19) Legal description of the property, including book and page numbers, owner name(s), parcel numbers, and physical location of the property.
B. Additional Materials Required
The applicant shall provide additional information, plans, studies, or forms as reasonably requested by the Zoning Administrator, Zoning Commission, or Board of Township Trustees to assist with review of the proposed Planned District, provided such requests are proportional to the scale and complexity of the development and related to legislative review of the Planned District.
C. Conceptual Plans Only
Submittals at the Planned District stage are intended to be conceptual in nature and shall not be construed as construction-ready plans or authorization for development without subsequent administrative approvals.
D. Uses and Use Authorization
Permitted uses in Planned Districts shall be established by the approving resolution and shall be consistent with the Comprehensive Plan and applicable provisions of this Resolution.
E. Review Criteria
The following criteria are intended to guide the discretionary review of Planned District proposals. No single factor shall be determinative; rather, the Zoning Commission and Township Trustees shall evaluate the proposal in its entirety based on the following considerations.
Review and consideration of a Planned District by the Zoning Commission and Township Trustees shall include the following factors:
(1) The proposal meets or exceeds one or more land use goals, objectives, or recommendations of the Comprehensive Plan.
(2) The proposal supports safe pedestrian, bicycle, wheelchair, and other non-vehicular transportation to and between common destinations within or adjacent to the Planned District.
(3) The Planned District demonstrates a cohesive site design that integrates buildings, public spaces, circulation, landscaping, and signage into a unified development pattern.
(4) The proposal incorporates identifiable gateways, entry features, or transition elements to establish a sense of arrival and distinguish the Planned District.
(5) The proposal includes placemaking elements such as plazas, greens, courtyards, streetscape enhancements, or similar features.
(6) Building placement and orientation frame streets and common spaces rather than parking areas to the maximum extent practicable.
(7) Vehicular access, internal circulation, and traffic generation are designed to minimize congestion, maintain roadway safety, and ensure efficient connectivity to the surrounding transportation network.
(8) Parking areas are designed and screened to minimize visual dominance and reinforce a form-based site layout.
(9) Architectural design demonstrates compatibility and continuity across the Planned District.
(10) The Planned District provides appropriate transitions in scale, intensity, and design to adjacent development.
(11) Open spaces and site amenities are integrated as functional design elements.
(12) The Planned District advances high-quality development consistent with Township character and long-term reinvestment goals.
F. Conditions of Approval
The Zoning Commission and Township Trustees may impose conditions on approval to ensure compliance with applicable review criteria and standards of this Resolution.
G. Modification of an Approved Planned District
Following approval of a Planned District, any proposed change to an approved development plan, conditions of approval, or related exhibits shall be classified by the Zoning Administrator as a major modification, minor modification, or administrative review in accordance with this Section.
This classification is intended to differentiate between changes that materially alter the approved development concept or intent and changes that remain consistent with the original approval and may be reviewed administratively.
H. Major Modifications
A modification shall be considered a major modification and shall require approval by the Board of Township Trustees following a public hearing when the proposed change:
(1) Alters the overall development concept, intent, or form of the Planned District.
(2) Substantially changes the mix of uses, intensity, or character of development.
(3) Modifies building location, orientation, or massing affecting streets, gateways, placemaking features, or common open spaces.
(4) Adds additional principal buildings or development areas not shown in the approved development plan.
(5) Reduces or materially alters required open space, gateways, placemaking elements, or defining design features.
(6) Increases development intensity or scale in a manner that materially increases impacts.
(7) Substantially deviates from or violates a condition of original approval or any previously approved modification.
I. Minor Modifications
Any proposed change to an approved development plan, conditions of approval, or related exhibits that does not meet the criteria for a Major Modification and is not eligible for Administrative Review shall be considered a Minor Modification.
Minor Modifications shall be reviewed and may be approved by the Zoning Administrator.
J. Administrative Review
Routine zoning certificates, Change of Use certificates, Master Parking Plans, Master Signage Plans, and similar administrative approvals that do not modify the approved development concept or framework and that are consistent with the conditions of the Trustee Resolution approval and the approved development plan shall be reviewed and may be approved administratively by the Zoning Administrator.