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Ohio Revised Code

Ohio Rev. Code § 519.12 (2026)

Zoning amendments

✓ current as of May 2026
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Effective:
September 30, 2025
Latest Legislation:
House Bill 96 - 136th General Assembly
PDF:
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(A)(1) Amendments to the zoning resolution may be initiated by motion of the township zoning commission, by the passage of a resolution by the board of township trustees, or by the filing of an application by one or more of the owners or lessees of property within the area proposed to be changed or affected by the proposed amendment with the township zoning commission. The board of township trustees may require that the owner or lessee of property filing an application to amend the zoning resolution pay a fee to defray the cost of advertising, mailing, filing with the county recorder, and other expenses. If the board of township trustees requires such a fee, it shall be required generally, for each application. The board of township trustees, upon the passage of such a resolution, shall certify it to the township zoning commission.

(2) Upon the adoption of a motion by the township zoning commission, the certification of a resolution by the board of township trustees to the commission, or the filing of an application by property owners or lessees as described in division (A)(1) of this section with the commission, the commission shall set a date for a public hearing, which date shall not be less than twenty nor more than forty days from the date of the certification of such a resolution, the date of adoption of such a motion, or the date of the filing of such an application. Notice of the hearing shall be given by the commission by one publication at least ten days before the date of the hearing using at least one of the following methods:

(a) In the print or digital edition of one or more newspapers of general circulation in the township;

(b) On the official public notice web site established under section 125.182 of the Revised Code;

(c) On the web site and social media account of the township.

(B) If the proposed amendment intends to rezone or redistrict ten or fewer parcels of land, as listed on the county auditor's current tax list, written notice of the hearing shall be mailed by the township zoning commission, by first class mail, at least ten days before the date of the public hearing to all owners of property within and contiguous to and directly across the street from the area proposed to be rezoned or redistricted to the addresses of those owners appearing on the county auditor's current tax list. The failure of delivery of that notice shall not invalidate any such amendment.

(C) If the proposed amendment intends to rezone or redistrict ten or fewer parcels of land as listed on the county auditor's current tax list, the published and mailed notices shall set forth the time, date, and place of the public hearing and include all of the following:

(1) The name of the township zoning commission that will be conducting the hearing;

(2) A statement indicating that the motion, resolution, or application is an amendment to the zoning resolution;

(3) A list of the addresses of all properties to be rezoned or redistricted by the proposed amendment and of the names of owners of those properties, as they appear on the county auditor's current tax list;

(4) The present zoning classification of property named in the proposed amendment and the proposed zoning classification of that property;

(5) The time and place where the motion, resolution, or application proposing to amend the zoning resolution will be available for examination for a period of at least ten days prior to the hearing;

(6) The name of the person responsible for giving notice of the hearing by publication, by mail, or by both publication and mail;

(7) A statement that, after the conclusion of the hearing, the matter will be submitted to the board of township trustees for its action;

(8) Any other information requested by the commission.

(D) If the proposed amendment alters the text of the zoning resolution, or rezones or redistricts more than ten parcels of land as listed on the county auditor's current tax list, the published notice shall set forth the time, date, and place of the public hearing and include all of the following:

(1) The name of the township zoning commission that will be conducting the hearing on the proposed amendment;

(2) A statement indicating that the motion, application, or resolution is an amendment to the zoning resolution;

(3) The time and place where the text and maps of the proposed amendment will be available for examination for a period of at least ten days prior to the hearing;

(4) The name of the person responsible for giving notice of the hearing by publication;

(5) A statement that, after the conclusion of the hearing, the matter will be submitted to the board of township trustees for its action;

(6) Any other information requested by the commission.

(E)(1)(a) Except as provided in division (E)(1)(b) of this section, within five days after the adoption of the motion described in division (A) of this section, the certification of the resolution described in division (A) of this section, or the filing of the application described in division (A) of this section, the township zoning commission shall transmit a copy of it together with text and map pertaining to it to the county or regional planning commission, if there is such a commission, for approval, disapproval, or suggestions.

The county or regional planning commission shall recommend the approval or denial of the proposed amendment or the approval of some modification of it and shall submit its recommendation to the township zoning commission. The recommendation shall be considered at the public hearing held by the township zoning commission on the proposed amendment.

(b) The township zoning commission of a township that has adopted a limited home rule government under Chapter 504. of the Revised Code is not subject to division (E)(1)(a) of this section but may choose to comply with division (E)(1)(a) of this section.

(2) The township zoning commission, within thirty days after the hearing, shall recommend the approval or denial of the proposed amendment, or the approval of some modification of it, and submit that recommendation together with the motion, application, or resolution involved, the text and map pertaining to the proposed amendment, and the recommendation of the county or regional planning commission on it to the board of township trustees.

(3) The board of township trustees, upon receipt of that recommendation, shall set a time for a public hearing on the proposed amendment, which date shall not be more than thirty days from the date of the receipt of that recommendation. Notice of the hearing shall be given by the board by one publication at least ten days before the date of the hearing using at least one of the following methods:

(a) In the print or digital edition of one or more newspapers of general circulation in the township;

(b) On the official public notice web site established under section 125.182 of the Revised Code;

(c) On the web site and social media account of the township.

(F) If the proposed amendment intends to rezone or redistrict ten or fewer parcels of land as listed on the county auditor's current tax list, the published notice shall set forth the time, date, and place of the public hearing and include all of the following:

(1) The name of the board of township trustees that will be conducting the hearing;

(2) A statement indicating that the motion, application, or resolution is an amendment to the zoning resolution;

(3) A list of the addresses of all properties to be rezoned or redistricted by the proposed amendment and of the names of owners of those properties, as they appear on the county auditor's current tax list;

(4) The present zoning classification of property named in the proposed amendment and the proposed zoning classification of that property;

(5) The time and place where the motion, application, or resolution proposing to amend the zoning resolution will be available for examination for a period of at least ten days prior to the hearing;

(6) The name of the person responsible for giving notice of the hearing by publication, by mail, or by both publication and mail;

(7) Any other information requested by the board.

(G) If the proposed amendment alters the text of the zoning resolution, or rezones or redistricts more than ten parcels of land as listed on the county auditor's current tax list, the published notice shall set forth the time, date, and place of the public hearing and include all of the following:

(1) The name of the board of township trustees that will be conducting the hearing on the proposed amendment;

(2) A statement indicating that the motion, application, or resolution is an amendment to the zoning resolution;

(3) The time and place where the text and maps of the proposed amendment will be available for examination for a period of at least ten days prior to the hearing;

(4) The name of the person responsible for giving notice of the hearing by publication;

(5) Any other information requested by the board.

(H) Within twenty days after its public hearing, the board of township trustees shall either adopt or deny the recommendations of the township zoning commission or adopt some modification of them. If the board denies or modifies the commission's recommendations, a majority vote of the board shall be required.

Except as provided in division (J) of this section, the proposed amendment, if adopted by the board, shall become effective in thirty days after the date of its adoption, unless, within thirty days after the adoption, there is presented to the board of township trustees a petition, signed by a number of registered electors residing in the unincorporated area of the township or part of that unincorporated area included in the zoning plan equal to not less than thirty-five per cent of the total vote cast for all candidates for governor in that area at the most recent general election at which a governor was elected, requesting the board of township trustees to submit the amendment to the electors of that area for approval or rejection at a special election to be held on the day of the next primary or general election that occurs at least ninety days after the petition is filed. Each part of this petition shall contain the number and the full and correct title, if any, of the zoning amendment resolution, motion, or application, furnishing the name by which the amendment is known and a brief summary of its contents. In addition to meeting the requirements of this section, each petition shall be governed by the rules specified in section 3501.38 of the Revised Code.

The form of a petition calling for a zoning referendum and the statement of the circulator shall be substantially as follows:

"PETITION FOR ZONING REFERENDUM

(if the proposal is identified by a particular name or number, or both, these should be inserted here) _______________________

A proposal to amend the zoning map of the unincorporated area of _____________ Township, _________________ County, Ohio, adopted _____(date)_____ (followed by brief summary of the proposal).

To the Board of Township Trustees of _____________________ Township, _________________ County, Ohio:

We, the undersigned, being electors residing in the unincorporated area of _______________________ Township, included within the _____________ Township Zoning Plan, equal to not less than fifteen per cent of the total vote cast for all candidates for governor in the area at the preceding general election at which a governor was elected, request the Board of Township Trustees to submit this amendment of the zoning resolution to the electors of ________________________ Township residing within the unincorporated area of the township included in the __________________ Township Zoning Resolution, for approval or rejection at a special election to be held on the day of the primary or general election to be held on _____(date)_____, pursuant to section 519.12 of the Revised Code.

Street Address Date of Signature or R.F.D. Township Precinct County Signing

__________________________________________________________________________________________________________________________

STATEMENT OF CIRCULATOR

I, _____________(name of circulator)__________, declare under penalty of election falsification that I am an elector of the state of Ohio and reside at the address appearing below my signature; that I am the circulator of the foregoing part petition containing _______(number)_______ signatures; that I have witnessed the affixing of every signature; that all signers were to the best of my knowledge and belief qualified to sign; and that every signature is to the best of my knowledge and belief the signature of the person whose signature it purports to be or of an attorney in fact acting pursuant to section 3501.382 of the Revised Code.

___________________________________

(Signature of circulator)

___________________________________

(Address of circulator's permanent

residence in this state)

___________________________________

(City, village, or township,

and zip code)

WHOEVER COMMITS ELECTION FALSIFICATION IS GUILTY OF A FELONY OF THE FIFTH DEGREE."

The petition shall be filed with the board of township trustees and shall be accompanied by an appropriate map of the area affected by the zoning proposal. Within two weeks after receiving a petition filed under this section, the board of township trustees shall certify the petition to the board of elections. A petition filed under this section shall be certified to the board of elections not less than ninety days prior to the election at which the question is to be voted upon.

The board of elections shall determine the sufficiency and validity of each petition certified to it by a board of township trustees under this section. If the board of elections determines that a petition is sufficient and valid, the question shall be voted upon at a special election to be held on the day of the next primary or general election that occurs at least ninety days after the date the petition is filed with the board of township trustees, regardless of whether any election will be held to nominate or elect candidates on that day.

No amendment for which such a referendum vote has been requested shall be put into effect unless a majority of the vote cast on the issue is in favor of the amendment. Upon certification by the board of elections that the amendment has been approved by the voters, it shall take immediate effect.

(I) Within five working days after an amendment's effective date, the board of township trustees shall file the text and maps of the amendment in the office of the county recorder and with the county or regional planning commission, if one exists.

The failure to file any amendment, or any text and maps, or duplicates of any of these documents, with the office of the county recorder or the county or regional planning commission as required by this section does not invalidate the amendment and is not grounds for an appeal of any decision of the board of zoning appeals.

(J)(1) Notwithstanding any contrary provision of the Revised Code, a decision of the board of township trustees to adopt a proposed amendment to the zoning text or map to rezone, redistrict, or otherwise make an amendment related to, any property involved in a megaproject as defined in section 122.17 of the Revised Code shall take effect immediately upon adoption and is exempt from the referendum procedures in division (H) of this section.

(2) If a proposed amendment establishes or modifies planned-unit development regulations, the following apply in lieu of the contrary provisions of division (H) of this section:

(a) The board of elections shall determine the sufficiency and validity of the petition not later than thirty days after the petition is certified to the board of elections by the board of township trustees.

(b) If the board of elections determines there is an insufficient number of valid signatures, the board immediately shall notify the person who presented the petition. The person may submit additional signatures not later than ten days after the notification.

Last updated August 1, 2025 at 3:38 PM

Notes of Decisions
Cited in 101 cases (21 in the last 5 years), 1954–2026 · leading case: State ex rel. Quinn v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 966 (Ohio 2018).
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State ex rel. Quinn v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 966 (Ohio 2018). · cites it 54× “R.C. 519.12(A)(1). After notice and a hearing, the township zoning commission has 30 days in which to recommend that the amendment be approved, denied, or approved with modifications.”
State ex rel. Tam O'Shanter Co. v. Stark Cty. Bd. of Elections (Slip Opinion), 2017 Ohio 8167 (Ohio 2017). · cites it 23× “R.C. 519.12 {¶ 17} Relators argue that the referendum petition was defective because it did not comply with R.”
State ex rel. Stoll v. Logan Cnty. Bd. of Elections, 117 Ohio St. 3d 76 (Ohio 2008). · cites it 24× “Because the board and its members abused their discretion and clearly disregarded R.C. 519.12(H) by placing the zoning referendum on the ballot, we grant the writ.”
State ex rel. Barney v. Union Cty. Bd. of Elections (Slip Opinion), 2019 Ohio 4277 (Ohio 2019). · cites it 22× “Under R.C. 519.12(A)(1), amendments to a township zoning resolution may be initiated in one of three ways, depending on who proposes the change: (1) 6 January Term, 2019 by motion of the township zoning commission, (2) by the passage of a resolution by the board of township…”
State ex rel. McCord v. Delaware Cnty. Bd. of Elections, 106 Ohio St. 3d 346 (Ohio 2005). · cites it 22× “16075, 1996 WL 532335 , *4 (“although [R.C. 519.12] expressly provides for the possibility of substantial compliance with the prescribed form of the petition, it does not expressly provide for substantial compliance with the accompanying map requirement”).”
State ex rel. Thomas v. Wood Cty. Bd. of Elections, 2024 Ohio 379 (Ohio 2024). · cites it 27× “1 {¶ 7} On the date of the zoning amendment’s adoption, R.C. 519.12(H), which governs the adoption of proposed zoning amendments by township boards of trustees and referendums on adopted zoning amendments, provided: The proposed amendment, if adopted by the board, shall become…”
State ex rel. Columbia Reserve Ltd. v. Lorain Cnty. Bd. of Elections, 111 Ohio St. 3d 167 (Ohio 2006). · cites it 17× “12(H) Appropriate-Map Requirement {¶ 30} Relators assert that the board of elections abused its discretion and clearly disregarded the appropriate-map requirement of R.C. 519.12(H) because *173 no map was attached to the referendum petition when it was circulated for signatures…”
State ex rel. McCann v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 3342 (Ohio 2018). · cites it 20× “] Elections—Prohibition—Writ of prohibition sought to prevent board of elections from placing township zoning referendum on the ballot—R.C. 519.12(H)— R.C. 3501.38(E)(1)—Writ granted.”
State ex rel. Gemienhardt v. Delaware Cnty. Bd. of Elections, 846 N.E.2d 1223 (Ohio 2006). · cites it 16× “Number and Full and Correct Title of Zoning-Amendment Resolution {¶ 31} Respondents claim that the referendum petition violates the R.C. 519.12(H) requirement that “[e]ach part of this [referendum] petition shall contain the number and the full and correct title, if any, of the…”
Wedgewood Ltd. P'ship I. v. Twp. of Liberty, 456 F. Supp. 2d 904 (S.D. Ohio 2006). · cites it 21× “Notice of *936 the hearing shall be given by the commission by one publication in one or more newspapers of general circulation in the township at least ten days before the date of the hearing.”
State ex rel. Edwards Land Co., Ltd. v. Delaware Cty. Bd. of Elections, 2011 Ohio 4397 (Ohio 2011). · cites it 103× “R.C. 519.12 sets out the process for amending township zoning resolutions and for overturning those amendments.”
State ex rel. Donaldson v. Delaware Cty. Bd. of Elections (Slip Opinion), 2021 Ohio 2943 (Ohio 2021). · cites it 11× “He also asserts that the property owners’ application for POD 18(D) was “defective at best and fraud at worst” because of alleged discrepancies between the version of the application that the protesters filed with the board of elections and the version maintained in the…”
Show all 101 citing cases →
— Ohio Rev. Code § 519.12(A) — 1 case
State Ex Rel. Quirke v. Patriarca, 654 N.E.2d 136 (Ohio Ct. App. 1995).
— Ohio Rev. Code § 519.12(A)(1) — 4 cases
State ex rel. Quinn v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 966 (Ohio 2018). “R.C. 519.12(A)(1). After notice and a hearing, the township zoning commission has 30 days in which to recommend that the amendment be approved, denied, or approved with modifications.”
State ex rel. Tam O'Shanter Co. v. Stark Cty. Bd. of Elections (Slip Opinion), 2017 Ohio 8167 (Ohio 2017). “R.C. 519.12 {¶ 17} Relators argue that the referendum petition was defective because it did not comply with R.”
State ex rel. Barney v. Union Cty. Bd. of Elections (Slip Opinion), 2019 Ohio 4277 (Ohio 2019). “Under R.C. 519.12(A)(1), amendments to a township zoning resolution may be initiated in one of three ways, depending on who proposes the change: (1) 6 January Term, 2019 by motion of the township zoning commission, (2) by the passage of a resolution by the board of township…”
State ex rel. Edwards Land Co., Ltd. v. Delaware Cty. Bd. of Elections, 2011 Ohio 4397 (Ohio 2011). “R.C. 519.12 sets out the process for amending township zoning resolutions and for overturning those amendments.”
— Ohio Rev. Code § 519.12(A)(2) — 2 cases
State ex rel. Edwards Land Co., Ltd. v. Delaware Cty. Bd. of Elections, 2011 Ohio 4397 (Ohio 2011). “R.C. 519.12 sets out the process for amending township zoning resolutions and for overturning those amendments.”
Trans Rail Am., Inc. v. Hubbard Twp., 875 N.E.2d 975 (Ohio Ct. App. 2007).
— Ohio Rev. Code § 519.12(B) — 1 case
Pond Brook Dev., Inc. v. Twinsburg Twp., 35 F. Supp. 2d 1025 (N.D. Ohio 1999).
— Ohio Rev. Code § 519.12(C) — 2 cases
Pond Brook Dev., Inc. v. Twinsburg Twp., 35 F. Supp. 2d 1025 (N.D. Ohio 1999).
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3559 (Ohio Ct. App. 2012).
— Ohio Rev. Code § 519.12(C)(3) — 1 case
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3559 (Ohio Ct. App. 2012).
— Ohio Rev. Code § 519.12(C)(5) — 1 case
State ex rel. Edwards Land Co., Ltd. v. Delaware Cty. Bd. of Elections, 2011 Ohio 4397 (Ohio 2011). “R.C. 519.12 sets out the process for amending township zoning resolutions and for overturning those amendments.”
— Ohio Rev. Code § 519.12(C)(7) — 1 case
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3559 (Ohio Ct. App. 2012).
— Ohio Rev. Code § 519.12(D) — 2 cases
Pond Brook Dev., Inc. v. Twinsburg Twp., 35 F. Supp. 2d 1025 (N.D. Ohio 1999).
Trans Rail Am., Inc. v. Hubbard Twp., 875 N.E.2d 975 (Ohio Ct. App. 2007).
— Ohio Rev. Code § 519.12(D)(3) — 1 case
State ex rel. Donaldson v. Delaware Cty. Bd. of Elections (Slip Opinion), 2021 Ohio 2943 (Ohio 2021). “He also asserts that the property owners’ application for POD 18(D) was “defective at best and fraud at worst” because of alleged discrepancies between the version of the application that the protesters filed with the board of elections and the version maintained in the…”
— Ohio Rev. Code § 519.12(E) — 4 cases
State ex rel. Quinn v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 966 (Ohio 2018). “R.C. 519.12(A)(1). After notice and a hearing, the township zoning commission has 30 days in which to recommend that the amendment be approved, denied, or approved with modifications.”
State ex rel. Edwards Land Co., Ltd. v. Delaware Cty. Bd. of Elections, 2011 Ohio 4397 (Ohio 2011). “R.C. 519.12 sets out the process for amending township zoning resolutions and for overturning those amendments.”
Trans Rail Am., Inc. v. Hubbard Twp., 875 N.E.2d 975 (Ohio Ct. App. 2007).
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3559 (Ohio Ct. App. 2012).
— Ohio Rev. Code § 519.12(E)(3) — 1 case
State ex rel. Donaldson v. Delaware Cty. Bd. of Elections (Slip Opinion), 2021 Ohio 2943 (Ohio 2021). “He also asserts that the property owners’ application for POD 18(D) was “defective at best and fraud at worst” because of alleged discrepancies between the version of the application that the protesters filed with the board of elections and the version maintained in the…”
— Ohio Rev. Code § 519.12(F) — 2 cases
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3559 (Ohio Ct. App. 2012).
Cherry Lane Dev., L.L.C. v. Walnut, C & DD, L.L.C., 2012 Ohio 3558 (Ohio Ct. App. 2012).
— Ohio Rev. Code § 519.12(G) — 1 case
Trans Rail Am., Inc. v. Hubbard Twp., 875 N.E.2d 975 (Ohio Ct. App. 2007).
— Ohio Rev. Code § 519.12(H) — 58 cases
State ex rel. Quinn v. Delaware Cty. Bd. of Elections (Slip Opinion), 2018 Ohio 966 (Ohio 2018). “R.C. 519.12(A)(1). After notice and a hearing, the township zoning commission has 30 days in which to recommend that the amendment be approved, denied, or approved with modifications.”
State ex rel. Tam O'Shanter Co. v. Stark Cty. Bd. of Elections (Slip Opinion), 2017 Ohio 8167 (Ohio 2017). “R.C. 519.12 {¶ 17} Relators argue that the referendum petition was defective because it did not comply with R.”
State ex rel. Stoll v. Logan Cnty. Bd. of Elections, 117 Ohio St. 3d 76 (Ohio 2008). “Because the board and its members abused their discretion and clearly disregarded R.C. 519.12(H) by placing the zoning referendum on the ballot, we grant the writ.”
State ex rel. Barney v. Union Cty. Bd. of Elections (Slip Opinion), 2019 Ohio 4277 (Ohio 2019). “Under R.C. 519.12(A)(1), amendments to a township zoning resolution may be initiated in one of three ways, depending on who proposes the change: (1) 6 January Term, 2019 by motion of the township zoning commission, (2) by the passage of a resolution by the board of township…”
State ex rel. Thomas v. Wood Cty. Bd. of Elections, 2024 Ohio 379 (Ohio 2024). “1 {¶ 7} On the date of the zoning amendment’s adoption, R.C. 519.12(H), which governs the adoption of proposed zoning amendments by township boards of trustees and referendums on adopted zoning amendments, provided: The proposed amendment, if adopted by the board, shall become…”
Annotations are extracted automatically from the opinions in the Syfert caselaw corpus and ranked by authority, recency, and treatment. Dots show Syfertize treatment of the citing case itself.