Wadsworth City Zoning Code
PLANNED UNIT
DEVELOPMENTS
§ 154.030 PURPOSE AND OBJECTIVES.
(A) A planned unit development (PUD) is a unique zoning district that is subject to the provisions of this subchapter. The purpose is to encourage and allow more creative and imaginative land development patterns than is possible under a standard zoning district regulation. A PUD allows for flexibility in the planning and design of a development project that provides mutual benefits to the developer and city and allows for the creation of a zoning district that permits a variety of compatible uses that are brought together as parts of one unified plan. This flexibility should result in a development that has unique characteristics and features that could not be achieved by development in accordance with one or more standard zoning districts and the subdivision regulations. Upon adoption, a PUD zoning district, supplants the original zoning district classification(s) assigned to the property and becomes the new zoning district.
(B) The specific objectives and intent of a PUD are to:
(1) Encourage unified projects that exhibit creative planning and design by allowing for a mix of various residential uses or a mix of compatible and complementary residential and non-residential uses that cannot be achieved through a standard zoning district, yet is consistent with all applicable plans of the city, including but not limited to, the Comprehensive Plan, Thoroughfare Plan, long-range Infrastructure Improvement Plans as well as the intent of these regulations.
(2) Provide a degree of flexibility with respect to uses; lot areas and dimensions; bulk, height and placement of buildings on site for large-scale developments that will be developed in phases over several years.
(3) Allow the creation of development standards that respect the unique characteristics, natural quality and beauty of the site and the immediate vicinity by preserving natural amenities and environmentally sensitive lands and directing development to appropriate locations within the PUD.
(4) Promote the economical and efficient use of land and reduce infrastructure costs by creating compact and walkable neighborhoods and land development patterns that are imaginative; flexible; and responsive to market conditions.
(5) Provide for community facilities, open space, recreational areas and other amenities and enhancements that will sustain the quality of life and property values for residents within the PUD.
(6) Assure compatibility between proposed land uses within and around the PUD through appropriate development controls.
(7) To develop land in an orderly, coordinated and comprehensive manner that is consistent with accepted land planning, landscape architecture practices and engineering principles.
(Ord. 25-053, passed 5-7-25)
§ 154.031 ADDITIONAL DEFINITIONS.
In addition to definitions found in § 154.002, the following definitions shall apply to this section:
CLUSTER HOME, FREEHOLD. A grouping of attached or detached single-family homes that are built close together and the title to each unit is designated as freehold, in which one party owns both the structure and land on which it is located. A freehold unit may also include small front, rear and side yards. Land and other shared improvements that are not associated with the title to any particular freehold unit are owned and managed by a Homeowners Association (HOA) that is comprised of the owners of the individual freehold cluster dwellings.
CONDOMINIUM DWELLING, FREEHOLD. See definition for cluster home, freehold.
NET ACRE. Total project area in acres less lands dedicated for public street rights-of-way.
PROJECT DEVELOPMENT AREA. Total project area less lands that will be dedicated for public street rights-of-way and other public uses.
TOTAL PROJECT AREA. All land within the boundaries of the zoning district, which will be developed "as a whole" over a period of several years.
TOWNHOUSE(S). A single-family dwelling, typically multi-storied with a private entrance that is attached to one or more similar units. Townhouses are typically freehold units in which a party owns both the structure and land on which it is located. These dwellings may also include small yard areas around the structure. Land, shared amenities and other improvements not associated with an individual townhome are owned and managed by a Homeowners Association (HOA) comprised of the owners of the individual townhomes.
(Ord. 25-053, passed 5-7-25)
§ 154.032 PROVISIONS GOVERNING PLANNED UNIT DEVELOPMENTS.
Because of the special characteristics of planned unit developments, special provisions governing the development of land for this purpose are required. Whenever there is a conflict or difference between the provisions of this chapter and those of the other chapters of this Planning and Zoning Ordinance, the provisions of this chapter shall prevail. The requirements of other applicable chapters of this Planning and Zoning Ordinance shall govern subjects not covered by this chapter.
(Ord. 25-053, passed 5-7-25)
§ 154.033 STATUS OF PRE-EXISTING PLANNED UNIT DEVELOPMENTS.
Planned unit developments and all associated development plans and supporting documents adopted prior to the effective date of these regulations shall continue in effect and be considered legally conforming uses and may be amended as noted in § 154.044(A). Additional amendments to these PUD regulations or other zoning text amendments adopted after the effective date of these provisions shall have no effect on the terms and conditions under which pre-existing PUDs were approved.
(Ord. 25-053, passed 5-7-25)
§ 154.034 MINIMUM PROJECT REQUIREMENTS.
A PUD is not only an optional development pattern but also a new zoning district, which will only be permitted when a plan is mutually agreed to by the land developer; the Wadsworth City Planning Commission and City Council and said plan is determined to improve the health, safety and welfare of the community. However, all proposed PUDs shall comply with the following provisions:
(A) Minimum project area. A minimum of 25 contiguous acres is required for a PUD. Smaller sites may be considered if there are unique circumstances and characteristics, including but not limited to: unusual topography; environmental constraints; unusually boundaries, shape and dimensions that significantly impact the ability of the site to be developed under conventional zoning regulations. Also, if the applicant demonstrates that development of a site that does not meet the minimum project area requirements would provide the city with unique benefits and a better development than could be achieved through conventional development, the use of these PUD provisions may be considered.
(B) Ownership. The property being considered for a PUD shall be under a single ownership or control. When the proposed developer is not the property owner, a copy of a purchase agreement showing clear intent of the current owner(s) to sell to the developer, contingent upon PUD approval must be provided.
(C) Site location. PUD sites may be located anywhere in the city. However, since most larger sites are located at the edge of the city or in an adjacent township, which will be subsequently annexed into the city in order to be developed, PUD sites are most appropriate for the city's periphery where development patterns may be altered to provide a better blend or transition between developments within the city and those in neighboring townships.
(D) Common open space. Not less than 25% of the gross area of a PUD site shall be provided as common open space for the benefit and use of the residents.
(Ord. 25-053, passed 5-7-25)
§ 154.035 PUD GENERAL DEVELOPMENT REQUIREMENTS.
A PUD may consist of a mix of several types of residential uses or a mix of various residential and compatible non-residential uses. Every application and general plan submitted for review and approval shall address and identify the following elements of the project:
(A) Permitted uses and structures.
(1) Single-family dwellings, both attached and detached, and two or three family attached dwellings.
(2) Multifamily dwellings, which should not exceed 30% of the total residential units proposed.
(3) Residential accessory structures and uses, including:
(a) Detached structures for vehicle and personal property storage and similar uses as permitted by the covenants, conditions and restrictions (CCRs) established by the developer and subject to such other restrictions as imposed by these regulations.
(b) Fences as permitted by the covenants, conditions and restrictions (CCRs) established by the developer deed restrictions and subject to such other restrictions as imposed by these regulations.
(c) Off-street parking: Each dwelling shall provide off-street parking for a minimum of two vehicles, if on-street parking is available; otherwise, each unit shall provide off-street parking for a minimum of four vehicles unless shared parking facilities are provided in the general plan.
(4) Compatible non-residential uses, including but not limited to: bars, cafes, coffee shops, dine-in restaurants: general business offices; small retail shops and boutiques, as per the approved general plan. These use shall be subject to other restrictions as noted in § 154.036 or as may be imposed by a PUD development agreement.
(5) Off-street parking for non-residential uses as per § 154.408. The Planning Commission may reduce the required off-street parking requirements by not more than 20% where deemed appropriate.
(6) Common facilities such as open space, community clubhouses, playgrounds, pedestrian and bicycle trails, other recreational facilities and common elements, which are operated, managed and maintained by a unit owners association for the benefit and use of the unit owners and occupants within the PUD.
(B) Allowable residential dwelling types.
(1) PUDs are designed to allow for a variety of residential dwelling types including:
(a) Single-family homes, both attached and detached, on fee simple lots.
(b) Townhouses.
(c) Condominiums, standard and freehold.
(d) Cluster homes, freehold.
(e) Multifamily dwellings in apartments and build-to-rent (BTR) communities.
(f) Similar dwellings as approved on the general plan.
(2) The types of dwellings and number of proposed dwelling units per building typology shall be clearly defined on the general plan.
(C) Conditionally-permitted uses. Conditionally-permitted uses are not appropriate in a planned unit development district as all proposed uses should be defined on the general plan as permitted. Those uses not specifically defined as permitted shall be prohibited.
(D) Homeowners Association required. The PUD shall create at least one homeowners or unit owners association to manage, control and maintain non-public improvements and infrastructure and to ensure compliance with the CCRs and development guidelines enacted by these PUD regulations.
(E) Maximum allowable density.
(1) The proposed density of a PUD should be based on the consideration of several factors, including:
(a) The existing built conditions in the vicinity;
(b) The Comprehensive Plan's recommendations for use types and densities;
(c) The adequacy of the roadway network and utility mains to service the proposed development along with the ability to improve and expand such systems as necessary; and
(d) To promote economic development, land development and housing goals as described in the city's Comprehensive Plan of current adoption.
(2) In general the maximum density for the residential component of the PUD, including multifamily units should range between three and three-quarters and seven units per acre over the entire project development area. Density should not exceed seven and one-half units per acre.
(F) Lot area and dimension requirements; one, two, and three-family dwelling sites. While lot areas and dimensions may vary to accommodate the different dwelling types, the following minimum standards shall apply:
(1) Fee simple lots - minimum lot area, frontage and width:
Lot Type | Min. Lot Area | Min. Lot Frontage* | Min. Lot Width at Building Line |
Fee Simple - Single Family | 7,500 sq. ft. | 60' | 60' |
Fee Simple - 2 & 3 Family | 9,375 sq. ft. | 75' | 75' |
Fee Simple - Townhouse Lot | 3,000 sq. ft. | 30' | 30' |
(2) The minimum lot frontage requirement for lots fronting a cul-de-sac bulb may be less than these requirements, but not less than 25 feet, as long as the minimum lot width at the building line is met.
(3) Yard setback requirements - residential uses.
(a) Since building typologies, lot areas, dimensions and dwelling types may vary within a PUD, the developer shall propose appropriate front, rear and side setbacks for the various residential use types being contemplated. However, front yard setbacks shall not be less than 35 feet on fee-simple lots in order to prevent off-street parking from encroaching into a street ROW or interfering with blocking a sidewalk. The front setback for all dwellings on a given street should be consistent.
(b) In the case of freehold condominiums, cluster lots and townhouse dwellings, the lot boundaries and footprint of the dwelling may be coextensive; therefore, the developer shall propose adequate separation between such dwellings and abutting streets. However, the following minimum standards shall be apply:
1. Minimum setback from front wall of dwelling or front lot line to adjacent street ROW or edge of pavement on a private street: 30 feet.
2. Minimum separation between side walls or side property lines: eight feet.
(c) Setbacks for accessory structures: If permitted by the CCRs, accessory structures on fee-simple lots shall be located behind the primary structure and no closer than three feet from a side or rear property line. Accessory structures on freehold condominium, cluster lot or townhouse sites must be located within the lots lines associated with that dwelling.
(d) Setbacks for deck and building additions: If permitted by the CCRs, these improvements shall comply with the setbacks established for the primary structures unless otherwise noted on the general plan.
(G) Multifamily and non-residential sites. These lots shall be designed to accommodate all structures; off-street parking facilities; open spaces and outdoor use areas; and appropriate buffers along property lines. The lot dimensions, building and parking locations, location and access points shall be approved by the City Planning Commission and City Council part of the general plan. Multifamily and non-residential uses shall not comprise more than 15% of the gross land area of the PUD.
(H) Common open space. A minimum of 25% of the gross land area of the PUD shall be reserved and maintained as common open space for the benefit and use of the residents of the development, subject to provision in § 154.036.
(Ord. 25-053, passed 5-7-25)
§ 154.036 DEVELOPMENT AND DESIGN STANDARDS.
The general layout and proposed uses of the development should demonstrate compliance with the objectives and development policies for the character area(s) in which the land is located, as outlined in the Comprehensive Plan of current adoption.
(A) Building lots and freehold dwellings.
(1) No lot or dwelling shall have direct vehicular access to a collector or arterial thoroughfare.
(2) All lots and dwellings should have direct pedestrian access to the adjacent street.
(3) For developments with common open space and other private amenities, all units should have easy access to the common facilities.
(4) Infrastructure should be located with public rights-of-way or in common open space. Easements shall be required for infrastructure outside of public rights-of-way.
(5) Stormwater and drainage improvement should be kept in common open space whenever possible to reduce encumbrances on building lots.
(B) Dwelling units.
(1) Dwellings shall be oriented to face an adjacent street or shared courtyard.
(2) No primary structure shall exceed a height of 40 feet.
(3) The height and area of allowable detached accessory structures shall not exceed the limitations listed in § 154.064.
(4) The main entry door to each dwelling should be oriented to face an adjacent street or courtyard.
(5) Windows should be placed on all four wall elevations whenever possible. Except for interior townhouse units with shared party walls, blank walls with no windows are discouraged.
(6) On multi-story dwellings, windows should be centered above each other to create a balanced elevation.
(7) Shallow-pitched and flat roofs should be avoided. There should be a complementing relationship between the massing of the dwelling and the proposed roof pitch chosen for it.
(8) Attached front-loaded garages should not project from the front elevation of the primary structure by more than five feet.
(9) Front porches of at least eight feet in depth are encouraged and be should be designed to complement the architecture or design style of the primary structure.
(C) Non-residential uses.
(1) These uses shall be located along major roadways near the periphery of the property.
(2) Points of vehicular access may be limited by the Planning Commission.
(3) The use of shared off-street parking facilities is strongly encouraged and required off- street parking may be reduced by up to 50% in the presence of on-street parking and shared parking facilities within one-quarter mile of the non-residential use.
(4) General provisions for non-residential signage shall be addressed on the general plan; however, no signage shall be internally illuminated; and free-standing signs shall be limited to a display area of 15 square feet and overall height not exceeding five feet.
(5) The Planning Commission may restrict or prohibit outdoor activities on a site to minimize the impact of lighting and sound on nearby residential uses.
(6) Appropriate buffering and screening may be required by the Planning Commission for outdoor activity areas and off-street parking lots.
(7) The Architectural Design Committee shall review and approve the architectural elevations, materials and colors of non-residential structures; signage; exterior lighting and buffering landscaping for all non-residential uses.
(D) Common open space.
(1) The general plan for the PUD shall include an "open space plan" to address how common open space will be developed, owned, used and maintained.
(2) The ownership of common open space may be assumed by the city, a regional park district or other land conservation agency, if such transfer is recommended by the Planning Commission and such other entity agrees to accept the ownership and maintenance responsibilities of said open space.
(3) No more than 15% of the common open space shall be used for active recreational structures, uses or parking facilities.
(4) Up to 100% of the common open space may be included in preserved natural areas provided that these areas include walking trails and other improvements that accommodate passive recreational uses.
(5) Areas that shall not be considered to be common open space include, but are not limited to the following:
(a) Land on any individual building site, including lot setbacks;
(b) Public street ROWs and private streets;
(c) Land area between condominium sites and/or cluster lots that are less than 50 feet in width; and
(d) Land between a public street ROW, or the edge of pavement on a private street, and the front building line on any other buildable lot, that is not otherwise addressed in this section.
(Ord. 25-053, passed 5-7-25)
§ 154.037 PUD REVIEW AND APPROVAL PROCESS.
(A) The process for review and approval of a PUD shall consist of the following steps:
(1) Pre-application meeting.
(2) Preliminary discussion meeting.
(3) Planning Commission review.
(4) City Council review.
(B) Additional processes that occur after PUD development plan may include, but are not limited to, the following:
(1) Civil site plan review.
(2) Architectural design review, as needed.
(3) Final platting/subdivision.
(Ord. 25-053, passed 5-7-25)
§ 154.038 PRE-APPLICATION MEETING.
The applicant shall schedule at least one pre-application meeting with the Planning Director prior to moving forward to other steps in the review process. The Planning Director may have the Director of Public Service, City Engineer, Economic Development Director, chiefs of fire and police or other interested parties in attendance at any or all pre-application meetings. The purpose of any pre-application meeting is to:
(A) Informally discuss the proposed development, including intended uses and densities; early in the process;
(B) Familiarize the developer with the city's existing plans and development regulations that apply to the development site (i.e. comprehensive plan, thoroughfare plan, zoning regulations, subdivision regulations, etc.);
(C) Review the state of public streets and infrastructure in the area (i.e. water, sanitary, storm sewer), including proposed capital improvements, required roadway extensions, service issues, and the general ability for the city to serve the development site;
(D) Identify impediments to development;
(E) Discuss the applicability of the PUD regulations to the proposed development;
(F) Familiarize the developer with the other steps and requirements in the PUD process;
(G) Review an informal sketch plan of how the developer proposes to development the site.
(Ord. 25-053, passed 5-7-25)
§ 154.039 PRELIMINARY DISCUSSION MEETING.
(A) The purpose of the preliminary discussion meeting is to review the proposed development plan with other city agencies that are involved in the site development process. This provides an opportunity for city administration to point out areas of concern and determine the need for zoning variances so that the plans can be revised before formal submittal for Planning Commission Review. At this meeting, the need for additional studies or reports shall be discussed and reviewed with the developer. The goal of this review is to minimize the amount of time that a project must be on the Planning Commission's agenda by addressing key issues and concerns before the project is presented to the Planning Commission for formal review.
(B) Requirements for preliminary discussion meetings are listed in the Commercial & Industrial Development Guide, maintained by the city's Planning and Zoning Department.
(Ord. 25-053, passed 5-7-25)
§ 154.040 PLANNING COMMISSION REVIEW.
(A) Submission requirements. All application for Planning Commission review of a planned unit development shall include the following:
(1) Application form and fee.
(2) Written description of the key features of the proposed project, including a narrative of how the use of the PUD regulations is appropriate.
(3) Proposed PUD district map, identifying all properties to be included in the PUD.
(5) General development plan:
(a) Prepared as required per § 154.070 showing major components of the development, including but not limited to: existing site features and conditions, proposed streets, sanitary, water and storm sewer mains, existing and proposed easements, proposed building lots and other development locations, other proposed development features, existing topography and proposed grading. Such plans shall be prepared to a standard engineering scale and may set forth on multiple plan sheets or maps in order to maintain legibility;
(b) Other site features and improvements such as sidewalks, fire hydrants, off-street parking locations, etc.;
(c) Location, layout and calculation of common open space;
(d) Development and management plan for common open, improvements therein, and other private amenities;
(e) Development phasing plan;
(f) A traffic impact study; and
(g) Other reports and studies determined to be necessary per pre-application or preliminary discussion meetings.
(B) Planning Commission review.
(1) In additional to being a land development pattern, a PUD is also a zoning map and text amendment; therefore, a public hearing shall be held by the Planning Commission in accordance to § 154.580 for zoning amendments, prior to acting on the PUD application.
(3) In order to recommend adoption of a PUD application, the Commission must find that:
(a) The proposed uses, densities, street and lot layout, utility network and general development features comply with the goals and development objectives as outlined in the Comprehensive Plan of current adoption;
(b) The proposed street and utility network serving the PUD connects to such networks on adjacent properties and is laid out and sized to be extended to serve future developments outside of the PUD boundaries. Undeveloped areas adjacent to the PUD can be planned, zoned and developed in coordination and with substantial compatibility with the PUD;
(c) Existing and proposed utility services are adequate for the residential densities and nonresidential uses proposed;
(d) The PUD conforms with all city plans for the area in which it is located; and
(e) The proposed PUD results in a better development than what could be attained through use of conventional zoning.
(C) Conclusion of Planning Commission review.
As is the case with all zoning map and text amendments, the Planning Commission serves in an advisory capacity to City Council, who has the authority to amend the zoning map and text by adoption of a PUD. Upon conclusion of its review, the Commission shall forward one of the following recommendations to City Council:
(1) To adopt the PUD text, map and general development plan as submitted;
(2) To adopt the PUD text, map and general development with appropriate conditions, which the Commission will attach; or
(3) To disapprove of the PUD text, map and general plan.
(Ord. 25-053, passed 5-7-25)
§ 154.041 CITY COUNCIL REVIEW AND ADOPTION.
(A) Upon receipt of a recommendation from the City Planning Commission, City Council shall schedule and hold a public hearing on the adoption of a PUD Ordinance as required by R.C. § 713.12 and by § 154.580 of the city's Zoning Ordinance.
(B) After conclusion of the its public hearing, Council may adopt the PUD zoning amendments and general plan; reject the proposed PUD application or return the PUD application to the Planning Commission for additional input and revisions to certain areas or provisions of the map, text or general plan as may be specified by Council.
(C) Effects of City Council adoption.
(1) Upon the effective date as specified on the ordinance, the adopted PUD text and map will become the underlying zoning district text and zoning map for land within the PUD boundaries. As such, they replace all previous zoning classifications, maps and text that were assigned to these properties.
(2) The approved general plan shall serve as the preliminary plat and is the basis for the future subdivision and platting of building lots and other sites within the PUD zoning district. It is the "master plan" for how the land shall be developed. The general layout of streets, open spaces and building lots shall substantially conform to the approved general plan.
(3) Adoption of the PUD allows the Director of Public Service to enter into a development agreement with the developer to ensure that the provisions of the PUD text and map are adhered to and that the site is developed in substantial compliance with the approved general plan.
(4) Adoption of the PUD allows the developer to submit for civil site plan review.
(5) Supplemental conditions.
(a) In approving any PUD, Council may require additional conditions, which shall be documented in the PUD text, map general plan, development agreement or any combination thereof.
(b) Violation of such conditions, made a part of the terms under which the PUD is approved, shall be deemed a violation of the Planning and Zoning Ordinance.
(Ord. 25-053, passed 5-7-25)
§ 154.042 ADDITIONAL REVIEW PROCESSES.
After City Council adoption and authorization of a PUD, the project may be subject to one or more additional review processes:
(A) Civil site plan review. Plans for infrastructure improvements associated with a PUD or site development plans for multifamily and non-residential uses shall be submitted to the city's Engineering Department for review and approval prior to final platting and the start of construction. All projects shall comply with Chapters 157 and 158.
(B) Architectural design review. As required per § 154.071 for buffering/perimeter landscaping; development entry signage and for all structures, signage and landscaping associated with multifamily and other sites for non-residential uses.
(C) Final plat approval. A final subdivision plat is required for each PUD or phase thereof in order to create building lots. Subdivision requirements are governed by Chapter 153.
(Ord. 25-053, passed 5-7-25)
§ 154.043 DEVIATIONS FROM THE APPROVED GENERAL DEVELOPMENT PLAN.
All substantial deviations from the approved general development plan in terms of street alignments, proposed uses, densities and other development standards shall require the applicant to amend the PUD. Minor deviations may be approved administratively in accordance to the process outlined in § 154.044(C).
(Ord. 25-053, passed 5-7-25)
§ 154.044 AMENDMENTS TO PLANNED UNIT DEVELOPMENTS.
(A) Existing planned unit developments. PUDs and all associated development plan, phasing plans and supporting documentation adopted prior to the effective date of these regulations shall continue in effect and be considered legally, conforming uses under these regulations. The procedures for amending those PUDs shall conform to the processes that existed as the time original general plan approval was granted by the Planning Commission.
(B) Effect on existing planned unit development. These regulations or future amendments thereto shall have no effect on the terms under which any PUD was approved prior to the effective dates these regulations or any subsequent amendments.
(C) Changes to the general development plan. After City Council has approved PUD and general development plan, it may be amended only by those procedures applicable at the time of adoption of the original PUD. However, minor technical adjustments or revisions resulting from actual field conditions, site topography or receipt of additional detailed engineering data, may be authorized in writing with the concurrence of the City Engineer and the Director of Planning and Zoning. Such requests for technical minor adjustments shall be supported by documentation demonstrating the basis for the proposed modification.
(D) Action by administrative staff. The City Engineer and the Director of Planning and Zoning shall review the requested modification to determine that if it is granted, it will not materially affect the original purpose and intent of the PUD and general development plan.
(1) If the City Engineer and/or Director of Planning and Zoning determine that the requested adjustment or revision should not be granted, as it materially impacts the original approval, then such modification shall not be permitted except by undergoing the amendment procedure described herein.
(2) If a minor technical adjustment or revision is granted, the Director of Planning and Zoning shall advise the Planning Commission and City Council of such modification.
(Ord. 25-053, passed 5-7-25)