To amend sections 303.022 and 519.021 of the Revised Code to permit the establishment of planned-unit developments in county and township zoning codes under which property owners may elect to have either the planned-unit development regulations or regular underlying zoning regulations apply to their property.

BE IT ENACTED BY THE GENERAL ASSEMBLY OF THE STATE OF OHIO:

Sec. 303.022. A county zoning resolution or amendment adopted in accordance with this chapter may establish or modify planned-unit development regulations, which DEVELOPMENTS. PLANNED-UNIT DEVELOPMENT regulations shall only apply to property ONLY at the election of the property owner and which regulations may SHALL include standards to be used by the board of county commissioners or, if the board so chooses, by the county zoning commission, in determining whether to approve or disapprove any PROPOSED DEVELOPMENT WITHIN A planned-unit development. The regulations PLANNED-UNIT DEVELOPMENT shall further the purpose of promoting the general public welfare, encouraging the efficient use of land and resources, promoting greater efficiency in providing public and utility services, and encouraging innovation in the planning and building of all types of development. Within a planned-unit development, the county zoning REGULATIONS, WHERE APPLICABLE, subdivision REGULATIONS, and platting regulations need not be uniform, but may vary in order to accommodate unified development and to promote the public health, safety, and morals, and the other purposes of this section. County

PLANNED-UNIT DEVELOPMENTS MAY BE INCLUDED IN THE COUNTY ZONING RESOLUTION UNDER ONE OF THE FOLLOWING PROCEDURES:

(A) THE BOARD OF COUNTY COMMISSIONERS MAY ADOPT PLANNED-UNIT DEVELOPMENT REGULATIONS THAT DO NOT AUTOMATICALLY APPLY TO ANY PROPERTY IN THE COUNTY, BUT ESTABLISH STANDARDS THAT WILL APPLY TO PROPERTY THAT BECOMES PART OF A PLANNED-UNIT DEVELOPMENT AS PROVIDED IN THIS DIVISION. PROPERTY OWNERS WHO WISH TO HAVE PLANNED-UNIT DEVELOPMENT REGULATIONS APPLY TO THEIR PROPERTY MAY APPLY TO HAVE THE ZONING MAP AMENDED PURSUANT TO SECTION 303.12 of the Revised Code TO REZONE THEIR PROPERTY AS A PLANNED-UNIT DEVELOPMENT AND NO LONGER SUBJECT TO ANY PREVIOUSLY APPLICABLE ZONING REGULATIONS. ONCE PROPERTY HAS BEEN REZONED AS A PLANNED-UNIT DEVELOPMENT, SUBSEQUENT DEVELOPMENT ON THAT PROPERTY SHALL COMPLY WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS AS DETERMINED BY THE BOARD OF COUNTY COMMISSIONERS OR COUNTY ZONING COMMISSION, AS APPLICABLE. AFTER THE DESIGNATION OF THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP, ANY APPROVAL OR DISAPPROVAL OF SUBSEQUENT USE OR DEVELOPMENT OF PROPERTY IN A PLANNED-UNIT DEVELOPMENT AS BEING IN COMPLIANCE WITH REGULATIONS ESTABLISHED AS AUTHORIZED BY THIS DIVISION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A COUNTY ZONING RESOLUTION FOR THE PURPOSE OF SECTION 303.12 of the Revised Code, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. of the Revised Code.

(B) UPON THE APPLICATION OF PROPERTY OWNERS, THE BOARD OF COUNTY COMMISSIONERS MAY ESTABLISH A PLANNED-UNIT DEVELOPMENT FOR THEIR PROPERTY, DESIGNATING THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP IN ACCORDANCE WITH THE PROCEDURES SET FORTH IN SECTION 303.12 of the Revised Code, AND SIMULTANEOUSLY ADOPTING REGULATIONS AS PART OF THAT SAME PROCEDURE THAT WILL APPLY ONLY TO THAT PLANNED-UNIT DEVELOPMENT. WITHIN THAT DEVELOPMENT, PROPERTY IS SUBJECT TO THE PLANNED-UNIT DEVELOPMENT REGULATIONS AND NOT TO ANY OTHER ZONING REGULATIONS. COMPLIANCE WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS SHALL BE DETERMINED BY THE BOARD OF COUNTY COMMISSIONERS OR COUNTY ZONING COMMISSION, AS APPLICABLE. AFTER THE DESIGNATION OF THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP AND THE SIMULTANEOUS ADOPTION OF REGULATIONS THAT WILL APPLY ONLY TO THAT PLANNED-UNIT DEVELOPMENT, ANY APPROVAL OR DISAPPROVAL OF SUBSEQUENT USE OR DEVELOPMENT OF PROPERTY IN A PLANNED-UNIT DEVELOPMENT AS BEING IN COMPLIANCE WITH REGULATIONS ESTABLISHED AS AUTHORIZED BY THIS DIVISION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A COUNTY ZONING RESOLUTION FOR THE PURPOSE OF SECTION 303.12 of the Revised Code, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. of the Revised Code.

(C) PURSUANT TO SECTION 303.12 OF THE REVISED CODE, THE BOARD OF COUNTY COMMISSIONERS MAY ADOPT PLANNED-UNIT DEVELOPMENT REGULATIONS AND AMEND THE ZONING MAP TO REZONE PROPERTY AS PLANNED-UNIT DEVELOPMENTS. ANY OTHER ZONING REGULATIONS AND ZONING DISTRICT THAT EXIST AT THE TIME A PLANNED-UNIT DEVELOPMENT DISTRICT IS ESTABLISHED UNDER THIS DIVISION CONTINUE TO APPLY WITHIN THE PLANNED-UNIT DEVELOPMENT DISTRICT UNLESS THE BOARD OR THE COUNTY ZONING COMMISSION APPROVES AN APPLICATION OF AN OWNER OF PROPERTY WITHIN THE DISTRICT TO SUBJECT THE OWNER'S PROPERTY TO PLANNED-UNIT DEVELOPMENT REGULATIONS UNDER THIS DIVISION. SUCH AN APPLICATION SHALL BE MADE IN ACCORDANCE WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS AND SHALL INCLUDE A DEVELOPMENT PLAN THAT COMPLIES WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS. UPON RECEIVING SUCH AN APPLICATION, THE BOARD OF COUNTY COMMISSIONERS OR COUNTY ZONING COMMISSION, AS APPLICABLE, SHALL DETERMINE WHETHER THE APPLICATION AND PLAN COMPLY WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS. THE BOARD'S OR COMMISSION'S DETERMINATION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT TO A COUNTY ZONING RESOLUTION FOR PURPOSES OF SECTION 303.12 OF THE REVISED CODE, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. OF THE REVISED CODE. IF THE BOARD OR COMMISSION MAKES A FINAL DETERMINATION THAT THE PLAN INCLUDED IN THE APPLICATION COMPLIES WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS OR, IF THE BOARD'S OR COMMISSION'S FINAL DETERMINATION IS ONE OF NONCOMPLIANCE THEN IF A COURT OF COMPETENT JURISDICTION ISSUES A FINAL NONAPPEALABLE ORDER FINDING COMPLIANCE, THE BOARD OR COMMISSION, AS APPLICABLE, SHALL APPROVE THE APPLICATION AND UPON APPROVAL SHALL CAUSE THE ZONING MAP TO BE CHANGED SO THAT ANY OTHER ZONING DISTRICT THAT APPLIED TO THE PROPERTY THAT IS THE SUBJECT OF THE OWNER'S APPLICATION NO LONGER APPLIES TO THAT PROPERTY. THE REMOVAL OF THE PRIOR ZONING DISTRICT FROM THE ZONING MAP IS A MINISTERIAL ACT AND SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A COUNTY ZONING RESOLUTION FOR THE PURPOSES OF SECTION 303.12 OF THE REVISED CODE AND MAY NOT BE APPEALED PURSUANT TO CHAPTER 2506. OF THE REVISED CODE.

COUNTY regulations adopted pursuant to this section may require developers to obtain conditional or final certification of compliance with county zoning, subdivision, or platting regulations at specified stages of development. If standards are adopted for approval or disapproval of planned-unit developments, no planned-unit development shall be approved unless the plan for that development satisfies the standards of approval established under this section. No approval of a planned-unit development as being in compliance with the standards of approval established under this section, if any, shall be considered to be an amendment or supplement to the county zoning resolution for the purpose of section 303.12 of the Revised Code.

NOTHING IN THIS SECTION PREVENTS A BOARD OF COUNTY COMMISSIONERS FROM AUTHORIZING A PLANNED-UNIT DEVELOPMENT AS A CONDITIONAL USE IN THE ZONING RESOLUTION PURSUANT TO SECTION 303.14 of the Revised Code.

As used in this section, "planned-unit development" means a development which is planned to integrate residential, commercial, industrial, or any other use.

Sec. 519.021. A township zoning resolution or amendment adopted in accordance with this chapter may establish or modify planned-unit development regulations, which DEVELOPMENTS. PLANNED-UNIT DEVELOPMENT regulations shall only apply to property ONLY at the election of the property owner and which regulations may SHALL include standards to be used by the board of township trustees or, if the board so chooses, by the township zoning commission, in determining whether to approve or disapprove any PROPOSED DEVELOPMENT WITHIN A planned-unit development. The regulations PLANNED-UNIT DEVELOPMENT shall further the purpose of promoting the general public welfare, encouraging the efficient use of land and resources, promoting greater efficiency in providing public and utility services, and encouraging innovation in the planning and building of all types of development. Within a planned-unit development, the township zoning regulations, WHERE APPLICABLE, need not be uniform, but may vary in order to accommodate unified development and to promote the public health, safety, morals, and the other purposes of this section. If standards are adopted for approval or disapproval of planned-unit developments, no planned-unit development shall be approved unless the plan for that development satisfies the standards of approval established under this section. No approval of a planned-unit development as being in compliance with the standards of approval established under this section, if any, shall be considered to be an amendment or supplement to the township zoning resolution for the purpose of section 519.12 of the Revised Code.

PLANNED-UNIT DEVELOPMENTS MAY BE INCLUDED IN THE TOWNSHIP ZONING RESOLUTION UNDER ONE OF THE FOLLOWING PROCEDURES:

(A) THE BOARD OF TOWNSHIP TRUSTEES MAY ADOPT PLANNED-UNIT DEVELOPMENT REGULATIONS THAT DO NOT AUTOMATICALLY APPLY TO ANY PROPERTY IN THE TOWNSHIP, BUT ESTABLISH STANDARDS THAT WILL APPLY TO PROPERTY THAT BECOMES PART OF A PLANNED-UNIT DEVELOPMENT AS PROVIDED IN THIS DIVISION. PROPERTY OWNERS WHO WISH TO HAVE PLANNED-UNIT DEVELOPMENT REGULATIONS APPLY TO THEIR PROPERTY MAY APPLY TO HAVE THE ZONING MAP AMENDED PURSUANT TO SECTION 519.12 of the Revised Code TO REZONE THEIR PROPERTY AS A PLANNED-UNIT DEVELOPMENT AND NO LONGER SUBJECT TO ANY PREVIOUSLY APPLICABLE ZONING REGULATIONS. ONCE PROPERTY HAS BEEN REZONED AS A PLANNED-UNIT DEVELOPMENT, SUBSEQUENT DEVELOPMENT ON THAT PROPERTY SHALL COMPLY WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS AS DETERMINED BY THE BOARD OF TOWNSHIP TRUSTEES OR TOWNSHIP ZONING COMMISSION, AS APPLICABLE. AFTER THE DESIGNATION OF THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP, ANY APPROVAL OR DISAPPROVAL OF SUBSEQUENT USE OR DEVELOPMENT OF PROPERTY IN A PLANNED-UNIT DEVELOPMENT AS BEING IN COMPLIANCE WITH REGULATIONS ESTABLISHED AS AUTHORIZED BY THIS DIVISION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A TOWNSHIP ZONING RESOLUTION FOR THE PURPOSE OF SECTION 519.12 of the Revised Code, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. of the Revised Code.

(B) UPON THE APPLICATION OF PROPERTY OWNERS, THE BOARD OF TOWNSHIP TRUSTEES MAY ESTABLISH A PLANNED-UNIT DEVELOPMENT FOR THEIR PROPERTY, DESIGNATING THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP IN ACCORDANCE WITH THE PROCEDURES SET FORTH IN SECTION 519.12 of the Revised Code, AND SIMULTANEOUSLY ADOPTING REGULATIONS AS PART OF THAT SAME PROCEDURE THAT WILL APPLY ONLY TO THAT PLANNED-UNIT DEVELOPMENT. WITHIN THAT DEVELOPMENT, PROPERTY IS SUBJECT TO THE PLANNED-UNIT DEVELOPMENT REGULATIONS AND NOT TO ANY OTHER ZONING REGULATIONS. COMPLIANCE WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS SHALL BE DETERMINED BY THE BOARD OF TOWNSHIP TRUSTEES OR TOWNSHIP ZONING COMMISSION, AS APPLICABLE. AFTER THE DESIGNATION OF THE PROPERTY AS A PLANNED-UNIT DEVELOPMENT ON THE ZONING MAP AND THE SIMULTANEOUS ADOPTION OF REGULATIONS THAT WILL APPLY ONLY TO THAT PLANNED-UNIT DEVELOPMENT, ANY APPROVAL OR DISAPPROVAL OF SUBSEQUENT USE OR DEVELOPMENT OF PROPERTY IN A PLANNED-UNIT DEVELOPMENT AS BEING IN COMPLIANCE WITH REGULATIONS ESTABLISHED AS AUTHORIZED BY THIS DIVISION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A TOWNSHIP ZONING RESOLUTION FOR THE PURPOSE OF SECTION 519.12 of the Revised Code, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. of the Revised Code.

(C) PURSUANT TO SECTION 519.12 OF THE REVISED CODE, THE BOARD OF TOWNSHIP TRUSTEES MAY ADOPT PLANNED-UNIT DEVELOPMENT REGULATIONS AND AMEND THE ZONING MAP TO REZONE PROPERTY AS PLANNED-UNIT DEVELOPMENTS. ANY OTHER ZONING REGULATIONS AND ZONING DISTRICT THAT EXIST AT THE TIME A PLANNED-UNIT DEVELOPMENT DISTRICT IS ESTABLISHED UNDER THIS DIVISION CONTINUE TO APPLY WITHIN THE PLANNED-UNIT DEVELOPMENT DISTRICT UNLESS THE BOARD OR THE TOWNSHIP ZONING COMMISSION APPROVES AN APPLICATION OF AN OWNER OF PROPERTY WITHIN THE DISTRICT TO SUBJECT THE OWNER'S PROPERTY TO PLANNED-UNIT DEVELOPMENT REGULATIONS UNDER THIS DIVISION. SUCH AN APPLICATION SHALL BE MADE IN ACCORDANCE WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS AND SHALL INCLUDE A DEVELOPMENT PLAN THAT COMPLIES WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS. UPON RECEIVING SUCH AN APPLICATION, THE BOARD OF TOWNSHIP TRUSTEES OR TOWNSHIP ZONING COMMISSION, AS APPLICABLE, SHALL DETERMINE WHETHER THE APPLICATION AND PLAN COMPLY WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS. THE BOARD'S OR COMMISSION'S DETERMINATION SHALL NOT BE CONSIDERED TO BE AN AMENDMENT TO A TOWNSHIP ZONING RESOLUTION FOR PURPOSES OF SECTION 519.12 OF THE REVISED CODE, BUT MAY BE APPEALED PURSUANT TO CHAPTER 2506. OF THE REVISED CODE. IF THE BOARD OR COMMISSION MAKES A FINAL DETERMINATION THAT THE PLAN INCLUDED IN THE APPLICATION COMPLIES WITH THE PLANNED-UNIT DEVELOPMENT REGULATIONS OR, IF THE BOARD'S OR COMMISSION'S FINAL DETERMINATION IS ONE OF NONCOMPLIANCE THEN IF A COURT OF COMPETENT JURISDICTION MAKES A FINAL NONAPPEALABLE ORDER FINDING COMPLIANCE, THE BOARD OR COMMISSION, AS APPLICABLE, SHALL APPROVE THE APPLICATION AND UPON APPROVAL SHALL CAUSE THE ZONING MAP TO BE CHANGED SO THAT ANY OTHER ZONING DISTRICT THAT APPLIED TO THE PROPERTY THAT IS THE SUBJECT OF THE OWNER'S APPLICATION NO LONGER APPLIES TO THAT PROPERTY. THE REMOVAL OF THE PRIOR ZONING DISTRICT FROM THE ZONING MAP IS A MINISTERIAL ACT AND SHALL NOT BE CONSIDERED TO BE AN AMENDMENT OR SUPPLEMENT TO A TOWNSHIP ZONING RESOLUTION FOR THE PURPOSES OF SECTION 519.12 OF THE REVISED CODE AND MAY NOT BE APPEALED PURSUANT TO CHAPTER 2506. OF THE REVISED CODE.

NOTHING IN THIS SECTION PREVENTS A BOARD OF TOWNSHIP TRUSTEES FROM AUTHORIZING A PLANNED-UNIT DEVELOPMENT AS A CONDITIONAL USE IN THE ZONING RESOLUTION PURSUANT TO SECTION 519.14 of the Revised Code.

As used in this section, "planned-unit development" means a development which is planned to integrate residential, commercial, industrial, or any other use.