Kettering Planning Commission unanimously recommends approval of pattern‑district amendment to protect walkable centers

The Kettering Planning Commission on Sept. 16 recommended that City Council approve zoning-code text amendments (PC‑24‑012) that add criteria and definitions for when property may be reclassified between pattern districts, particularly those designated as neighborhood‑center and town‑center areas.

City planner Ryan Hamsey, presenting the amendment at a public hearing, told the commission the changes revise Chapter 11.53 and add definitions in Chapter 11.59 to make explicit the standards reviewers should apply when a property owner asks to change a pattern‑district designation. Hamsey said the amendments are intended to prevent downgrading of pedestrian‑oriented areas and to clarify when reclassification is appropriate.

Hamsey highlighted several specific provisions: proposed language would generally prevent reclassification from suburban/suburban‑center/suburban‑business/industrial/light‑industrial pattern districts to village/village‑heights/neighborhood/estate pattern districts unless the property’s current or most recent use is single‑ or two‑unit residential or the site is contiguous to the proposed district. For town‑center and neighborhood‑center districts, the amendments would require that a proposed reclassification maintain or improve walkability, using a new, written definition of “walkability” that staff would evaluate against measurable criteria.

The walkability definition in the draft ordinance lists three evaluation factors: (1) presence of amenities and infrastructure that support walking and biking (sidewalks, benches, bike lanes, street trees, buildings close to the street); (2) provision of safety infrastructure and programming (crosswalks, separated bike lanes, signage); and (3) a density‑of‑destinations measure based on households and nonresidential uses within a 10‑minute walking radius. Hamsey also noted that being in a neighborhood‑center pattern district currently reduces required parking for commercial uses by 25 percent (town‑center by 40 percent) and that pattern districts primarily regulate design standards rather than allowable uses.

Hamsey used a recent application near West Dorothy and Dixie as context for the proposed language and said staff prepared a redline of the zoning code for commission review. Commissioners asked clarifying questions about whether the amendments affect rezoning or spot‑zoning protections; Hamsey said they do not change the rules that govern rezoning of uses and that rezoning remains constrained by the comprehensive plan and the rezoning section of the code.

No members of the public spoke during the hearing. After discussion, a commissioner moved to forward a recommendation of approval to City Council; the motion passed on a roll‑call vote with all commissioners present voting yes.

The commission’s recommendation will be transmitted to the City of Kettering City Council for consideration. Because actions of the planning commission may be appealed to city council, the council will review the draft ordinance and the commission’s recommendation at a subsequent public meeting.