Hamilton Township approves Stage 3 PUD for 421 State Route 22/3 with developer contribution for regional road work
December 17, 2025 | Hamilton Township, Warren County, Ohio
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The Hamilton Township Board of Trustees voted to approve a Stage 3 planned unit development (PUD) final plan for roughly 19.015 acres at 421 State Route 22/3 (Parcel 1605400059), adopting conditions that require contributions toward regional road improvements.
Zoning staff summarized the application as a Stage 3 submission from CRG Residential with the owner listed as Gallenstein Brothers and confirmed the proposal includes 220 residential units in eight buildings, five-foot sidewalks on both sides of internal streets, 29% open space, one retention pond and amenities such as a clubhouse, fitness center, pool, pickleball court and dog park. Staff said water and sewer service and primary access points remain as approved at Stage 2 and recommended approval with conditions, including that required access permits and the traffic impact study be completed before final sign-off.
County engineering staff described a coordinated, regional approach to intersection and corridor improvements with ODOT and the Warren County engineer’s office, arguing it is preferable to piecemeal fixes tied to each individual development. David Mick of the county engineer’s office said the study and a county-contracted design effort will evaluate intersection widenings and signals, and that conceptual design work could be practical by 2026. He listed likely near-term improvements including dual left-turn lanes at the Willow Pond Boulevard intersection with State Route 22/3 and a signal at Willow Pond and State Route 48, and estimated a program cost in the neighborhood of $8 million to $10 million.
Staff and the county said the township will use a formula to apportion cost among developers; for this project, staff reported that the applicant must provide funds equal to 8.25% of the cost of the transportation improvements affecting specified intersections, with the amount for this applicant capped at $300,000, before issuance of final zoning certificates. The applicant representative, Ross Murray, confirmed sidewalks are part of the project and said the applicant agrees to the conditions.
During public comment, nearby resident Chris McMinn said he supports the development but requested clarity about walkability and sidewalks to future commercial nodes; staff and the applicant said sidewalks will be required and that additional corridor sidewalks will occur as adjacent commercial property develops.
After brief trustee deliberation, the board approved resolution 25-1217g adopting the Stage 3 PUD final plan and its conditions. Roll-call votes recorded Trustees Sousa, Cordray and Razi voting in favor.
The action is procedural approval of a final PUD with conditions; the board’s adoption does not itself construct road improvements. County and state partners, further design work and cost-allocation negotiations will determine the final scope, timing and financing of the regional transportation projects described by county staff.
Next steps: county/TID-led design work expected to refine the scope and price tag in 2026; issuance of final zoning certificates for the site will be contingent on satisfying the listed conditions.
Zoning staff summarized the application as a Stage 3 submission from CRG Residential with the owner listed as Gallenstein Brothers and confirmed the proposal includes 220 residential units in eight buildings, five-foot sidewalks on both sides of internal streets, 29% open space, one retention pond and amenities such as a clubhouse, fitness center, pool, pickleball court and dog park. Staff said water and sewer service and primary access points remain as approved at Stage 2 and recommended approval with conditions, including that required access permits and the traffic impact study be completed before final sign-off.
County engineering staff described a coordinated, regional approach to intersection and corridor improvements with ODOT and the Warren County engineer’s office, arguing it is preferable to piecemeal fixes tied to each individual development. David Mick of the county engineer’s office said the study and a county-contracted design effort will evaluate intersection widenings and signals, and that conceptual design work could be practical by 2026. He listed likely near-term improvements including dual left-turn lanes at the Willow Pond Boulevard intersection with State Route 22/3 and a signal at Willow Pond and State Route 48, and estimated a program cost in the neighborhood of $8 million to $10 million.
Staff and the county said the township will use a formula to apportion cost among developers; for this project, staff reported that the applicant must provide funds equal to 8.25% of the cost of the transportation improvements affecting specified intersections, with the amount for this applicant capped at $300,000, before issuance of final zoning certificates. The applicant representative, Ross Murray, confirmed sidewalks are part of the project and said the applicant agrees to the conditions.
During public comment, nearby resident Chris McMinn said he supports the development but requested clarity about walkability and sidewalks to future commercial nodes; staff and the applicant said sidewalks will be required and that additional corridor sidewalks will occur as adjacent commercial property develops.
After brief trustee deliberation, the board approved resolution 25-1217g adopting the Stage 3 PUD final plan and its conditions. Roll-call votes recorded Trustees Sousa, Cordray and Razi voting in favor.
The action is procedural approval of a final PUD with conditions; the board’s adoption does not itself construct road improvements. County and state partners, further design work and cost-allocation negotiations will determine the final scope, timing and financing of the regional transportation projects described by county staff.
Next steps: county/TID-led design work expected to refine the scope and price tag in 2026; issuance of final zoning certificates for the site will be contingent on satisfying the listed conditions.
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