[{"_1":2,"_88":-5,"_89":-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],{"_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",6701129,"mediaKeyId","3667267-a83f9c563b7e16c9f747b44730883d9b","parentId",3667267,"title","Votes at a glance: Planning Commission approves five development plans including 360‑unit Preserve at Northbourne","audioSeconds",2082,"startMs",99000,"endMs",2181000,"viewUrl","/Search/View?dp=1&key=3667267-a83f9c563b7e16c9f747b44730883d9b&start=99&end=2181","thumbnailUrl","https://assets.pipeline.soar.com/3667267-a83f9c563b7e16c9f747b44730883d9b/thumbnail_99000.jpg","articleUrl","/articles/6701129/Ohio/Votes-at-a-glance-Planning-Commission-approves-five-development-plans-including-360unit-Preserve-at-Northbourne","mediaUrl","https://secure.pipeline.soar.com/6701129-97b464047e3ed5bf9a58a5405e2687b1/orig.mp4?Expires=1770818265&Signature=cGzoZtegPn3PIiXOhTMM73Ffonq0Iy7D~nSYXJPZVHlDxXkwQNQFHFZqIswzjNnHBQwEclGZDdBw7s6K7A1WByVsUO-MsReqtvQsZH8E9N20ZEhXRwehfMit~wSbCWC91omEKzCS1R7RFHgkPtLmL5AXERSXbQlmfuna14RkL7yZ627MGV-4KVs~sfPjWxa~SXhMYWxJKwqyqo--79G3zEbPIpaDksP84AQbE2RGWzBDb1DB~g1PjlYbD0AFZdehxmiCmaCQ728CSswdoMAOV1gYYzTmtLMrJVOsQYwmZSKf5TyeeUfRc4zwIP43Gn-VWoMlLKvcqS2egkcySTuc2A__&Key-Pair-Id=KUT5TJCACFTXG","author","Delaware","date","2025-06-04T18:16:00Z","article","The City of Delaware Planning Commission approved five development plans during its June 4 meeting, voting unanimously among members present to forward each item with staff‑recommended conditions.

Cases approved

- 2023‑4356 / DVP No. 2 — Preserve at Northbourne: Metro Development requested development plan approval for “the Preserve at Northbourne,” a multifamily project on 21.51 acres in the Northwood Mixed Use Plan overlay. The applicant proposes 360 dwelling units in 15 buildings, a clubhouse, garages, trash compactors, a dog park, sidewalks connecting to the Kensington park trail network, and landscaping mounds and buffers adjacent to single‑family properties. Staff said the plan complies with the approved development text’s maximum of 360 units. Joe Thomas, representing Metro Development, told commissioners: “Staff obviously did a wonderful job on the staff report and we have no added, but agree with all the conditions.” The commission moved and approved the development plan with the conditions in the staff report. Staff noted the project has a city council public hearing scheduled for the first council meeting in July.

- PUD25‑1 / DVP No. 2 — Meridel Phase 1 (Rainier Construction): Staff presented a development plan for interior backage roads and a shared 438‑space parking lot in subarea B of a larger PUD. The project will construct four private roads (with two access points off Sawmill and one access off US‑42) and a 438‑space shared surface parking lot to serve the arena, pavilion and future development. Staff and the applicant said the lot meets landscaping and screening requirements; additional parking will be provided later in subarea J to supplement capacity for the amphitheater. Commissioners approved the plan with the conditions listed in the staff report.

- PUD25‑4 / DVP No. 1 — Long‑term care and rehabilitation facility (Delaware Health Realty LLC): Staff presented a development plan for a 120‑bed long‑term care and rehabilitation facility on 14.81 acres in PUD25‑4, to be built as a wood‑framed structure on a slab‑on‑grade, approximately 86,472 square feet with 107 parking spaces and landscaped islands. Staff noted staff‑recommended changes relating to tax increment financing (TIF) and a new community authority (NCA) are still being negotiated; the developer’s representatives said they are working through those financial details. The commission approved the development plan with conditions.

- PC25‑5 — Chase Bank, Glenwood Commons: A development plan for a roughly 3,300‑square‑foot single‑story Chase Bank with a drive‑through and 26 parking spaces on a 1.21‑acre outlot at the southwest corner of Glen Road and Sunbury Road was presented. The parcel was one of three replatted last year to create four developable outlots. The plan calls for access from the interior Myers parking road (no direct access to Glen or Sunbury), materials including limestone and spandrel glass, and compliance with setbacks and the overlay development text. Applicant Vaughn Benson said the team would comply with conditions; commissioners approved the plan.

- PC25‑6 — Fed 1 Dublin LLC warehouse (Innovation Business Park): Staff presented a development plan for a warehouse on a 13.06‑acre lot on Innovation Court within the Innovation Business Park overlay. The plan includes two curb cuts, two buildings with interior loading docks, 247 vehicle parking spaces plus ten trailer stalls, a stormwater retention basin that must meet FAA requirements, and no exterior dumpster enclosures (trash stored inside buildings). The commission approved the plan with the listed conditions.

Votes and procedure

Each motion was moved and seconded from the dais (motions were commonly moved by Vice Chair/Councilman Hoffman and seconded by Commissioner Stelzer or Commissioner Nana depending on the item). For all five development items the roll‑call vote recorded the same four present members voting yes: Commissioner Stelzer — yes; Commissioner Nana — yes; Vice Chair Hoffman — yes; Chairman Simpson — yes. Commissioners Prowl, Cross and Stroud were absent for the meeting.

Staff and applicant notes

- Metro Development’s public‑hearing follow‑up: staff said the Preserve at Northbourne will appear at city council’s first July meeting for its public hearing.
- Meridel parking: staff noted the approved development plan required supplemental parking before the amphitheater opens, and additional parking is planned in subarea J under a future development plan.
- Long‑term care finance items: staff said the submitted plan materials refer to TIF and NCA arrangements; those financial structures will continue to be negotiated and are not finalized as part of the development‑plan approval.

What the approvals mean

Approval of a development plan authorizes the site design and program (subject to conditions) to proceed to the building‑permit and implementation stage; several approvals carry follow‑up items (final engineering, lighting approvals, chief building official sign‑offs, and financial agreements) that staff told the commission they will continue to process administratively or present to council as needed.

The commission’s approvals at this meeting were all the result of motions recorded on the public record with the stated conditions in staff reports; no members of the public spoke during the public‑hearing portions for these items at this meeting.","mediaType","Video","parentTitle","Delaware - Planning Commission - Jun 04, 2025","oneSentenceSummary","The City of Delaware Planning Commission on June 4 approved five development plans — including a 360‑unit multifamily project and a 120‑bed long‑term care facility — forwarding each with staff‑recommended conditions.","taxTitle","Delaware City, Delaware County, Ohio","taxId",65933,"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},6701133,"Planning Commission votes to repeal and replace Part 11 of the City code, modernizing zoning rules",3064,2224000,5288000,"/Search/View?dp=1&key=3667267-a83f9c563b7e16c9f747b44730883d9b&start=2224&end=5288","https://assets.pipeline.soar.com/3667267-a83f9c563b7e16c9f747b44730883d9b/thumbnail_2224000.jpg","/articles/6701133/Ohio/Planning-Commission-votes-to-repeal-and-replace-Part-11-of-the-City-code-modernizing-zoning-rules","https://secure.pipeline.soar.com/6701133-b09a430730d92b369c28cbfa0727dd3f/orig.mp4?Expires=1770818265&Signature=XnFW~tZ4Q91d3l94sMlT08fS1NDqattjbsYyDDHuEhciK-0fkLJMyWb~F0U6UlNH5JoQqmvtOhfwpgOjckxiyT40QOZQLrD~pUjpnKttLKkSHPQXQrDl3u3lB6tXV-EfUVFXDLOIWSXlGpSascdDrzJx~gwPINb1CL99oHXM~MvTmH0ovV5QH-ulPuB6SA1M~9Mmg2WqhlxTC5cKIR68j1rXMugUaZaebMeqYPP6FkOEsmyOvTYCB6l7zTajZC8kUkzO9rzbQ01RycS4-vQItnoTMgPZCx8k53mvL5zcYi~Tta-1avy96WMlYnb3MH476F2dmJKieVV3UOcGDORxPg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Delaware Planning Commission voted unanimously on June 4 to repeal and replace Part 11 of the City of Delaware codified ordinances, a comprehensive rewrite of the city's planning and zoning code intended to simplify language, reduce obsolete chapters and align zoning with the Delaware Together comprehensive plan.

The rewrite reduces the number of zoning districts, consolidates scattered rules into single procedure and definitions chapters, and adds new, clearer tables and appendices to guide applicants and staff. Planning staff described the changes as intended to “simplify, diversify and clarify” the code to reflect current development practice and the city’s growth.

The code update reduces roughly 30–36 existing districts to 18 (including plan districts), consolidates definitions previously scattered through the code, and reorganizes procedural chapters so that developers and residents can find processes for development plans, conditional uses and variances in a single place. Staff told the commission the rewrite also consolidates subdivision rules and removes references to city council in plat approvals where the charter change removed council from that role.

Key changes cited by staff include:
- Residential districts reduced to five base categories plus plan districts, and a new “residential neighborhood mixed” category to allow small-scale, neighborhood-serving commercial uses in otherwise residential areas.
- Commercial districts reorganized into five categories (including a downtown core and community-scale and general commercial districts) to better match lot sizes and commercial intensity.
- Parking and loading standards made less prescriptive with new bicycle parking standards and lower minimums intended to reduce excess surface parking.
- Site and building design, landscaping and screening rules clarified and reorganized; new allowance for rain gardens and bioswales in buffers.
- An expanded, rewritten sign code that removes content-based regulation and is designed to conform with recent First Amendment case law.
- New or clarified chapters covering accessory dwelling units (ADUs), short-term rentals and alternative energy (solar and wind), including design and screening rules for ground-mounted systems and small-cell wireless facilities.
- Appendices added: a consolidated schedule of permitted uses (Appendix A), a sign table (Appendix B) and downtown architectural standards (Appendix C).

On short-term rentals, staff said the code will require an annual registration and a guideline packet for hosts; staff recommended setting an administrative fee after passage (they said a likely range would be $85–$100 but that the fee would be set by the city’s fee schedule and not codified in the zoning text). On home occupations, commissioners asked about a provision cited in the draft that used an instructional example limiting the number of students for instructional home businesses; staff said the language is intended as an illustrative example and that enforcement would generally be complaint-driven.

Planning staff emphasized that the rewrite is intended as an operating document that staff will update periodically. The presentation team told the commission the rewrite had involved roughly 18 months of work, public outreach (including two open houses in 2024 and on‑site boards available to the public for months), and consultation with outside counsel and sign-code specialists.

Commissioner Nana moved to repeal and replace Part 11; Commissioner Stelzer seconded. The vote was recorded as: Commissioner Stelzer — yes; Commissioner Nana — yes; Vice Chair Hoffman — yes; Chairman Simpson — yes. The motion passed unanimously among members present. The commission closed the public hearing portion of the item before deliberation; no members of the public spoke on the code update during the meeting.

The commission recommended sending the replaced Part 11 to city council for final action. Staff said some administrative follow-ups remain (for example, adding the short‑term rental fee to the annual fee schedule and continuing work on the historic district architectural standards), and that future, periodic updates are anticipated to refine the code after use.

Planning staff and commission members said they will return a small number of editorial corrections (typos and formatting) before the final council submittal but emphasized the structural and policy changes are complete and intended to streamline permitting and reduce unnecessary nonconformities across the city.","The City of Delaware Planning Commission on June 4 recommended repealing and replacing Part 11 (the planning and zoning code), a comprehensive rewrite that reduces districts, adds new use rules (including accessory dwelling units and short-term rental registration) and reorganizes procedures and appendices for clearer administration.","actionData","errors"]

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Votes at a glance: Planning Commission approves five development plans including 360‑unit Preserve at Northbourne

Planning Commission votes to repeal and replace Part 11 of the City code, modernizing zoning rules