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Commissioners approve revised Union Village PUD stage 2 in Turtle Creek Township; developer reduces density and adds open space

2216726 · January 21, 2025

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Summary

The board approved a revised planned‑unit development for Union Village that reduces allowable residential units, expands preserved streamside open space and adds capacity for a community pool and mixed housing types; approval carried three conditions and nine standard conditions from the 2016 resolution.

Warren County commissioners voted to approve a revised Planned Unit Development (PUD) Stage 2 for Union Village in Turtle Creek Township after planning staff and the applicant presented design changes that respond to market demand and preserve streamside open space.

Project and changes

Matt O’Bringer, applicant with Village Development Company, said the revisions concentrate more open space along an existing stream corridor (roughly 10 acres of streamside preservation were described) and reduce the previously contemplated high‑density campus option. The revised regulating plan shifts a portion of the northeast area from a single‑family (T3) designation to a higher‑intensity T4 designation to allow duplexes, townhouses and similar products. O’Bringer said the overall unit cap is being reduced — staff and applicant described a current maximum in earlier plans near 356 units for some scenarios, with the revision capping built density at 152 units for the revised area.

The applicant also preserved a site for a community pool and reconfigured a shopping center location because wetlands and a stream constrained access. The applicant said the proposed changes reflect market demand for townhouses and similar units and the preference of existing Union Village residents.

Staff recommendation and vote

Planning staff (Hanila Babidi) said the revisions would be added to the approved PUD Stage 2 as a new page (3A) and that the planning commission’s executive committee recommended approval in November. Staff recommended approval subject to the nine conditions in the original 2016 Stage 2 resolution. The Board of Commissioners approved the revised PUD Stage 2 by roll call (Commissioners Grossman, Jones and Young voting yes).