Trustees approve 220‑unit stage‑2 PUD at 421 S.R. 22 & 3 despite resident traffic concerns; ODOT reviewing traffic study

Hamilton Township trustees approved Resolution No. 25‑0806C, authorizing a stage‑2 planned unit development for 421 South State Route 22 & 3 that will add 220 rental units in eight three‑story buildings and associated amenities.

Staff described the application as part of an existing PUD approved in 1997 and noted this stage would add 220 units (bringing permitted units in the PUD to 740 of the 951 allowed) with a proposed 1.7 parking spaces per unit after requested reductions and proposals to mark spaces 9 feet by 18 feet (zoning resolution requires 10 by 18). The plan includes sidewalks on both sides of streets and 6.36 acres (34%) of open space; amenities include a clubhouse, pool, fitness center, pickleball court and dog park.

Applicant Ross Murderer (CRG Residential) said the project is market‑rate rental housing skewed toward one‑ and two‑bedroom units and that a traffic impact study had been completed and submitted to ODOT for review. “We’re asking for approval of the stage‑2 PUD for 220 units…we have done [a traffic study], it’s completed and submitted to ODOT,” the applicant said.

Multiple residents spoke in opposition, citing concerns about traffic on Willow Pond Boulevard, limited access to State Route 48, school capacity and cumulative growth in the corridor. Wanda Seiler said the area has experienced many new units already and asked why more apartments were needed; Jeanine Summers and other residents urged a traffic signal and emphasized existing congestion and difficulty exiting neighborhood streets. Trustee and staff speakers explained a traffic impact study is a required criterion and that ODOT’s warrant criteria ultimately govern signal approval at state routes.

The applicant’s traffic consultant, John Delverin, said the firm submitted the traffic impact study to ODOT and Warren County and that the intersections of Willow Pond with State Route 48 and State Route 22 & 3 were analyzed; some signal warrants were met but others were not, and final determinations will rest with ODOT. Trustees discussed the timing of ODOT review and noted that stage‑3 review will give the board another opportunity to review any required improvements.

After discussion the presiding officer moved to approve Resolution No. 25‑0806C to adopt the stage‑2 PUD for 19.015 acres at 421 S.R. 22 & 3; the motion was seconded and trustees Mister Cordray, Mister Sousa and Mister Razi voted yes. Staff said outstanding engineering and ODOT reviews will be addressed before stage‑3 and final approvals.