[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6391520,"mediaKeyId","2111361-7300f2df68cf5fd0917632e09d0e5916","parentId",2111361,"title","Planning commission hears Wawa planned‑development map amendment; staff recommends denial, motion to approve fails for lack of four affirmative votes","audioSeconds",3435,"startMs",295000,"endMs",3730000,"viewUrl","/Search/View?dp=1&key=2111361-7300f2df68cf5fd0917632e09d0e5916&start=295&end=3730","thumbnailUrl","https://assets.pipeline.soar.com/2111361-7300f2df68cf5fd0917632e09d0e5916/thumbnail_295000.jpg","articleUrl","/articles/6391520/Ohio/Planning-commission-hears-Wawa-planneddevelopment-map-amendment-staff-recommends-denial-motion-to-approve-fails-for-lack-of-four-affirmative-votes","mediaUrl","https://secure.pipeline.soar.com/6391520-e4f7832f548b4cc2b048e5943a9fb9d8/orig.mp4?Expires=1773670912&Signature=OFylurXXpWygtKnstfSE4uN3FyWM9hF1XebtirnhmHegyS82FSz7yMWfQf3KK~GAoRzVAuh9Bc8UH~ZGsUFGBvCC9EEyRAywXtoTpm8I8S4nhv9~hhrMB6T1InyhEwiqo-JZuZSkL7PD~KrzOvQTxta7EUe5HRJmTAtYWOUgiRVOGZtUisNtbtWMHMbdKIW604ploRfGFzVMZDoH0t7No3s5B9QvrcBBJUr~hPbS0E5tCxymF2GuyG9YXHbvERYOtTrN4hCr1oJWYZqSfIysQDP89aAEaQ6snEku14EFqX93Uz6ChwrMfzSnygnf0fhX9elmbPkDgJMOtkPLYpl2Og__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Middletown OH","date","2025-01-14T17:15:27Z","article","The Middletown Planning Commission on an unspecified date considered a preliminary development plan and map amendment to allow a Wawa convenience store with food service and retail fuel sales at the vacant CVS site at 3445 Union Road. City staff recommended denial, citing plan‑development minimum acreage, conflict with the BCH subdistrict use standards and comprehensive‑plan guidance, and the potential for oversaturation of retail fuel sales in the corridor.

City staff presented the case, saying the subject parcel is approximately 1.767 acres, that retail fuel sales are a prohibited use in the BCH zoning district per Middletown Development Code Table 1204‑3, and that the applicant sought a planned development (PD) map amendment and several waivers including from minimum PD site area requirements. Staff also noted outstanding engineering items: a Tier 2 traffic study is required and the sanitary connection and water‑line responsibilities needed clearer documentation.

Applicant Jonathan Woecker, a planner with McBride Dale Clarion, said the petition would change the property's zoning from BCH to PD so BCH development standards would no longer apply to the proposed PD. He described a roughly 6,300‑square‑foot store with a side pickup window, six (double‑sided) fuel dispenser islands, a low‑profile canopy, and about 40 employees, and said the design would reuse the CVS footprint and existing driveways. Woecker and developer representative Eric Doms said they planned to perform the Tier 2 traffic study requested by public works and that Wawa intends to offer delivery, app‑based order pickup and the potential for future EV charging infrastructure.

The staff report and staff presentation pointed to three principal objections: (1) the PD minimum site area is 5 acres and the parcel is substantially smaller; (2) retail fuel sales are prohibited in BCH and the PD request appears to be a spot change to allow a prohibited use; and (3) the comprehensive‑plan future land use designates the parcel as employment mixed‑use, where staff argued fuel sales are an incompatible primary use. Staff also flagged proximity to an existing BP station about 650 feet away and said the PD request could negatively affect future development expectations for the BCH subdistrict.

Commission discussion ranged between members who found the proposal inconsistent with the staff recommendation and members who expressed concerns about adding more fuel stations in the city. The commission took two formal actions: a motion to recommend approval of the preliminary development plan and map amendment failed because it did not receive the four affirmative votes required for a formal recommendation; the commission then voted to table the application to the Feb. 12 meeting with a full record of staff comments for further review.

The commission recorded vote on the approval motion was: three yes votes and one no vote (the motion did not carry because the commission requires an affirmative vote of all members present to act on an application). The subsequent motion to table passed unanimously among commissioners present. No final substantive approval or denial was recorded; the case will return to the Planning Commission on Feb. 12.

What happens next: the applicant must provide the Tier 2 traffic study and clarify sanitary and water‑service plans, and the Planning Commission and city staff will have another opportunity to review those materials before the Feb. 12 hearing. Because the applicant requested a zoning map amendment (PD), the commission's recommendation will be advisory to the City Council, which will make the final zoning decision if the process proceeds past the Planning Commission.

Sources: staff presentation to the Middletown Planning Commission; sworn testimony by applicant representative Jonathan Woecker; developer representative Eric Doms; and the Planning Commission public hearing record.","mediaType","Video","parentTitle","Planning Commission Meeting 01.13.2025","oneSentenceSummary","The Middletown Planning Commission considered a preliminary development plan and map amendment for a Wawa convenience store with fuel sales at a vacant CVS site on Union Road; city staff recommended denial and a motion to recommend approval failed for lack of four affirmative votes.","taxTitle","Middletown City Council, Middletown, Butler County, Ohio","taxId",68987,"location","Ohio","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6391506,"Planning commission defers chair elections, appoints BZA and historic commission representatives",3696,84000,3780000,"/Search/View?dp=1&key=2111361-7300f2df68cf5fd0917632e09d0e5916&start=84&end=3780","https://assets.pipeline.soar.com/2111361-7300f2df68cf5fd0917632e09d0e5916/thumbnail_84000.jpg","/articles/6391506/Ohio/Planning-commission-defers-chair-elections-appoints-BZA-and-historic-commission-representatives","https://secure.pipeline.soar.com/6391506-5d346d7029fb80340682ee1a34afc6ed/orig.mp4?Expires=1773670912&Signature=nn07bM2e3-tShCn6Y9TZ62cd8oJCNPr3RvhN218h1R6VmIUs0w6oUioKLDMYwTV8zrFSXcvK4BwjZyGjMi3yPGD~2K9-yhS~CA0oQ26BQoE12DCUkBr2i3XStAgtpXxhpjM8EJxvjBOJe~5djIKvdrbKMUy1WPF2uyrRxJXesy~TqAqeI93eebskXfDc89cUMOuKFLhiHZThXDyiIrz22FcVi003UfXWEOyN3DkTlAkqqV9ZLRT5h48sMyo5nZkDEttS1C5AEj6oshTa~FLkDOYM4AO0kHq0VzCXiFaUBFgtE3JQCYuvAJlH17PBTv3bpvUnHgNFM8dSMLxN-k09JQ__&Key-Pair-Id=KUT5TJCACFTXG","At the start of the meeting the Middletown Planning Commission deferred elections for chair and vice chair until a fuller commission is present. Commissioners and staff discussed waiting until appointees and a full membership are available before selecting leadership.

During the administrative portion the commission nominated and voted to appoint a representative to the Board of Zoning Appeals (BZA) and a member to the Historic Commission. A commissioner volunteered and the commission recorded affirmative votes for the BZA appointment and the historic‑commission continuation. The commission also agreed that meeting minutes and outstanding administrative items would be brought forward at the February meeting because meeting packets were large and minutes were not yet prepared.

Recorded votes were taken for the two appointments and for the motion to table the meeting minutes to the Feb. 12 meeting. No contested elections for chair or vice chair were held; staff advised that some routine administrative tasks may proceed with a smaller quorum but formal action on applications requires an affirmative vote of all members present.

Sources: Planning Commission roll call and administrative agenda items; staff remarks.","The commission deferred selection of chair and vice chair while agreeing to appoint a board of zoning appeals representative and a historic‑commission appointee; minutes and some administrative items were continued to the February meeting.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6391511,"Commission debates conditional‑use permit for after‑school/charitable nonprofit downtown; motion fails then application tabled",960,5490000,6450000,"/Search/View?dp=1&key=2111361-7300f2df68cf5fd0917632e09d0e5916&start=5490&end=6450","https://assets.pipeline.soar.com/2111361-7300f2df68cf5fd0917632e09d0e5916/thumbnail_5490000.jpg","/articles/6391511/Ohio/Commission-debates-conditionaluse-permit-for-afterschoolcharitable-nonprofit-downtown-motion-fails-then-application-tabled","https://secure.pipeline.soar.com/6391511-e0c94fae7b0f595350951460bc16f64c/orig.mp4?Expires=1773670912&Signature=Wl1SEOZFgbt1ISu-CXSMlau8FMDx0kOT9uWSbXTsLYJPLVGXCjWqrgCQLH2IA54k-CL7cIbmK4sCUSaXd7XSoe18RY8HNCgHM7JZh7DPNFQ~iuwxGJxcTgdJ-F-7GHt-ksmxU4qX8E-tNLItSL-ZLQo1FKkF7eG5OGg5Ike~-Ftl-ytVUYhdgbwYaaHC2AiIwj6ohiYlEKzLZAXtu~cDewuLVV3Rbmo1EGx2u86x7a-E4HNneoyj6h0kT1A27UJ0VPNzmJUvO2zoOz8csdIosfkzhnjSOkMWdftIdsQTGXZqyBwQmtorlhXqQeUbDJJSZJLokEbKEIHoiyM1XwRjcw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission considered a conditional use application from Key Better Day Society to occupy 1342 Central Avenue for after‑school programming and charitable services. The property is in the UCC (Urban Core Central) subdistrict; nursery and daycare uses are permitted with standards, while fraternal/charitable/service‑club uses are conditional.

Applicant Lakisha Thomas said the organization provides after‑school programming, basic living assistance, occasional field trips and seasonal charitable events; she said current enrollment is small (about eight families) and that the program operates Monday–Friday roughly 11 a.m. to 6 p.m. Thomas said she rents the downtown space and called the location affordable. She said she would use the building’s rear entrance for drop‑off and pick‑up and does not plan outdoor play activities on site.

Staff advised that the commission should consider consistency with the comprehensive downtown plan and the future land‑use map; staff further said additional detail on the organization’s services and alternative locations could be helpful because the UCC district emphasizes pedestrian‑oriented retail, dining and entertainment at street level. No written comments were on file at the time of the hearing.

Commission discussion noted the nonprofit’s community role and affordability but raised concerns about placing after‑school care on a busy downtown street adjacent to restaurants and drink establishments. Commissioners also asked about licensing and transportation; the applicant said the program is nonprofit‑run, not a licensed daycare, and that she provides transportation and sometimes parents bring children to the site.

A motion to approve the conditional use application received three affirmative votes and one negative vote; under the commission’s practice for application hearings, four affirmative votes are required to take formal action. That motion therefore failed. Commissioners then voted to table the application to the Feb. 12 meeting to allow staff and the applicant to consider alternative locations and provide additional detail on services and operations.

Next steps: staff recommended the commission weigh the downtown master plan and future land‑use context; the applicant and staff will supply additional operational detail before the continued hearing.

Sources: sworn testimony by applicant Lakisha Thomas; staff presentation and the Planning Commission public‑hearing record.","A nonprofit’s request to use a downtown building for after‑school services and charitable assistance drew support for the services and staff cautions about land‑use fit. A motion to approve failed for lack of unanimous consent among members present; commissioners tabled the application for further consideration.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":92,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6391516,"Planning commission approves Brandon Homes final plan for 9 landominiums at former Emerald Green site",1702,3788000,"/Search/View?dp=1&key=2111361-7300f2df68cf5fd0917632e09d0e5916&start=3788&end=5490","https://assets.pipeline.soar.com/2111361-7300f2df68cf5fd0917632e09d0e5916/thumbnail_3788000.jpg","/articles/6391516/Ohio/Planning-commission-approves-Brandon-Homes-final-plan-for-9-landominiums-at-former-Emerald-Green-site","https://secure.pipeline.soar.com/6391516-2662dc047f7d0f6f5a2a6b9e85dcaf05/orig.mp4?Expires=1773670912&Signature=B-ddUKfvu6GKTp6X8VLyleqt4grF-kiwcWhaj9xFSYsCjolzeR4JgSoV7T7dvGpgNJSHOFsQgXMzbBmRJExtrYyg~rfkBaxtp8ur4ENgwOZLMOJuKTRrJlKVCFCPmof6X9sNayBQqYnFA0CJlGvbQYPV1Y-q7Xrkw4pRRhxNT3R-Xy1kodYXzQjdS3FUPATKhz-SpQKlQUTRTP1Hn-xd6L1ptVppu-rCe2k4IT~TeXzFnZOiXfjor5ZGmDfFEoYDkVgxEezhNnjrhKs5R2eBwt14bdcgcJMIdIa5Vnh~K~KHEJbizYD-PBzcqKbKvfPAFJcp7~C1hne1y03i~ZXKsg__&Key-Pair-Id=KUT5TJCACFTXG","The Middletown Planning Commission approved a final development plan for a three‑building project that will create nine landominium units (six single‑story ranch units and three two‑story units) on roughly 1.0347 acres at the site formerly platted as part of Emerald Green Condominiums.

Staff told the commission the final development plan is consistent with the previously approved preliminary plan; staff recommended approval and said the project provides additional housing stock. The applicant, Philip Brandon of Brandon Homes, said the developer worked with the nearby homeowners association and adjusted the plan to provide a privacy fence at the HOA’s request.

A resident, Marsha Hughes of Emerald Green Condominiums, spoke in opposition and raised several concerns: the potential for increased runoff and localized flooding on the low part of the property during heavy rain, the adequacy of parking for visitors and parties, emergency access and circulation for fire apparatus, the possibility units might become rentals, and confusion over the proposed development name—Ms. Hughes asked the developer to avoid names that include \"Emerald Green\" to prevent delivery and address confusion.

City staff and the applicant responded that stormwater and parking were reviewed in prior stages: engineering had required an underground detention system and utility connections, off‑street parking meets or exceeds code minimums for the product type, and public works has reviewed the stormwater approach. The applicant said the units are primarily an \"age in place\" product and that the development price point targets entry‑level buyers; he said market constraints and lender rules make large‑scale rental conversions less likely.

After public comment and applicant responses, the commission voted to approve the final development plan. Recorded votes were unanimous among the four members present (AJ Mentel, Nancy Griffith, Roger Daniel and Will Parsons). The approval allows construction to proceed subject to the usual building‑permit and final engineering reviews.

Next steps: applicant to submit final construction drawings and meet the city's building, stormwater, and utility requirements before permits are issued.

Sources: staff presentation; applicant testimony by Philip Brandon; public comment by Marsha Hughes.","The commission approved a final development plan allowing three buildings and nine residential landominium units on about 1.0347 acres; public commenters raised concerns on flooding, parking and name similarity to neighboring association.","actionData","errors"]

Article not found

Planning commission hears Wawa planned‑development map amendment; staff recommends denial, motion to approve fails for lack of four affirmative votes

Planning commission defers chair elections, appoints BZA and historic commission representatives

Commission debates conditional‑use permit for after‑school/charitable nonprofit downtown; motion fails then application tabled

Planning commission approves Brandon Homes final plan for 9 landominiums at former Emerald Green site