The Planning Division provides an integrated analysis of development so decisions are made with an understanding of how the project will impact the community as a whole. The analysis includes a review of existing conditions and identifies problems and opportunities in order to control the influences that shape the physical development of the community. From project introduction through implementation, the Urban Planner serves as liaison between the private sector and public administration.

The city’s Comprehensive Land Use Plan guides the planning process and is an organized guide to identify how the city should develop into the future. The plan also helps the city manage urban growth to achieve desirable land use outcomes and interrelationships beneficial to the city over time. The goal is to promote and support community health, safety and well-being.

The zoning ordinance is the key mechanism by which the city puts the comprehensive plan into motion. It consists of a Zoning Map and the text of the regulations or Zoning Code. The code helps ensure the following:

Reasonable development standards are established to enhance the appearance of the city.

Properties are appropriately zoned for the highest and best use throughout the community.

Residential, commercial and industrial areas of the city are protected form encroachment by competing land uses.

Buffers, screening, setbacks, and/or other regulatory methods are used to minimize the negative impact of incompatible land uses.

Buildings and structures are designed properly to avoid hazards to persons and property.

Additions, alterations and remodeling of existing buildings or structures comply with all building and zoning restrictions.

More information about zoning, including definitions, can be found in the Building Inspection Division section of the website.

Zoning

The first step in the development process is to determine if the property’s zoning is compatible with the proposed use.  The city has several zoning districts for residential, commercial and industrial land in the City of Fairborn, including Planned Unit Developments (PUDs). Each zoning district strives to accommodate similar or compatible uses.  The uses are identified in each district as either a Principal Permitted Use or a Conditional Use.  In addition, if a property owner has a particular hardship or difficulty imposed by the Zoning Code, they can seek a Variance or apply for a Rezoning.  For an overview of the city’s zoning districts, please see our Zoning Map.  Text descriptions of each zoning district are available in the Codified Ordinances of the City of Fairborn.

Principal Permitted Use

A permitted use may be lawfully established in a particular zoning district as long as it meets all requirements, regulations and standards of the applicable district.

Conditional Use

In addition to permitted uses, the city’s zoning code also establishes conditional uses for each district.  This is a use that cannot be classified as a permitted use due to its unique or more intensive characteristics.  However, if the use meets certain standards, the use may be allowed by the city.  A Conditional Use requires an application, complete with adequate plans and documentation, showing how the conditional use will meet all applicable standards.  After the application has been reviewed by staff, the Planning Board will hold a Public Hearing regarding the request and make a recommendation to City Council.  The City Council will then hold a Public Hearing on the request and vote to approve, approve with conditions or deny the application.

Variance

A variance may afford a property owner relief from a particular hardship or practical difficulty that the Zoning Code may impose on a specific parcel of land making compliance with the regulations in a district extraordinarily difficult.  These circumstances are limited to the property’s condition, such as its unusual shape or topographic make-up.  The owner of the property, or his agent, must initiate the request with the Building Inspection division.  A Variance Application must be completed by the applicant.  Along with the application, the applicant must submit specific justification(s) for the variance, a site plan of the proposal for which the variance is requested, a list of names of property owners immediately adjacent to the property (this information is available at the Greene County website – www.co.greene.oh.us.), an application fee and any other information as the City may deem necessary in order to make an informed decision.  The Board of Zoning Appeals will hold a public hearing on the request and approve, approve with conditions, deny or recommend the applicant modify and resubmit the request.

Rezoning

In cases where the property use is not listed as a principal permitted or conditional use, the owner of a property or his agent may initiate a rezoning.  Rezoning is typically initiated when sufficient land is not available within the city for the desired use.  The Rezoning Application must be completed by the applicant.  Along with the application, the applicant must submit justification for the rezoning, a site plan of the property for which the rezoning is requested, a list of names of property owners within a minimum 250’ radius of the property (this information is available on the Greene County website - www.co.greene.oh.us), an application fee, and any other information as the City may deem necessary in order to make an informed decision.  After the application has been reviewed by the Planning division, the Planning Board will hold a Public Hearing regarding the request and make a recommendation to City Council.  City Council will then hold a Public Hearing on the request and vote to approve, approve with conditions or deny the application.

Application, Permits & Fees

The division is responsible for applications for Conditional Use requests, Rezoning and Planned Unit Developments (PUDs). Submission to Planning Board staff is required four (4) weeks prior to Planning Board consideration. Please review the Meeting and Submittal Schedule for specific reporting dates. Keep in mind that erroneous or incomplete information will add significantly to plan review so please follow instructions carefully and contact the division with any questions.